422 24 26018 https://digitalcollections.library.gvsu.edu/files/original/683daf79e5702e273cffe391a5d55000.pdf a1e8b00b190ccf51864755429c914fb6 PDF Text Text = STOCKBRIDGE <- a ONEIDA OJIBWA - POTOWATOMI II MENOMINEE ... - Au OO AWA - - •l l HANNAHVIU.E INDIAN RESERVATION ROUTE 1 WILSON , MICHIGAN 49896 SlXTH ANNUAL TRADITIONAL GREAT LAKES AREA POW-WOW JUNE 30 & JULY 1, 1984 MASTER OF CEREMONIESHOST DRUMHEAD DANCERS~c::,.O~f· VETERAN DANCER- Bucko Teeple & Larry Matrious Little Soldier Singers-Kansas Tom & Bea Peters Buddy Chevalier ~ '\ ~b'b-~ ,... ' <c ~<-<.,~ ~~ ~0. <:::>~~~·~<:::> ~');,~ ~ ~~ SUNDAY Ceremonies Grand Entry 1 p. m. Bingo 1 p.m. SATURDAY Grand Entry 1 p.m. Grand Entry 7 p.m . FIRST 5 DRUMS $200.00 DONATIONS: $2 TRADER FEE: $25 (The weekend-No imports) Meals Camping Security ·---'-~ - For Information, Drum, and Trader Registration Cal I (906) 466-2342 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Native American Publication Collection Subject The topic of the resource Native Americans Indians of North America Anthropology Indians of North America -- Michigan -- Periodicals Michigan Description An account of the resource Selected digital surrogates of published and unpublished materials from the Edward V. Gillis Native American publication collection dealing with different aspects of human culture and anthropology, with an emphasis on Native American people, events, organizations, and activities in Michigan. Includes newsletters, event programs, flyers, posters and other printed materials. Creator An entity primarily responsible for making the resource Gillis, Edward V. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American Publication Collection (RHC-14)</a> Date A point or period of time associated with an event in the lifecycle of the resource 2017-02-21 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Gi-gikinomaage-min Project (Kutsche Office of Local History) Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Type The nature or genre of the resource Text Identifier An unambiguous reference to the resource within a given context RHC-14 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-2000 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American publication collection, RHC-14</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-14_great-lakes-area-pow-wow_1984-06 Title A name given to the resource Traditional Great Lakes Area Pow-Wow, June 1984 Date A point or period of time associated with an event in the lifecycle of the resource 1984-06 Description An account of the resource Traditional Great Lakes Area Pow-Wow flyer, Wilson MI, June 30 - July 1, 1984, collected by Edward Gillis included as part of his Native American publication collection. Creator An entity primarily responsible for making the resource Hannahville Indian Reservation Subject The topic of the resource Indians of North America -- Michigan -- Periodicals Indians of North America Michigan Michigan -- Grand Rapids Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/f716cb979b45e601dcad0b393867edff.pdf 3f5e029c228aba2b88caa510f055d597 PDF Text Text HANNAHVllLE INDIAN RESERVATION ROUTE 1 WILSON, MICHIGAN 49896 POT AWA TOMI (Keeper of the Fire) Area Code (906) 466-2721 466-9931 466-9932 466-2558 sa& 5 I POTOWA TOMI ~ ODAWA I I I AT HANNAHVILLE. 0 COMMITTEE AT Tl'jt I / IQ I I I I I I I POW-WOW �Hannahville Indian Communit~ Route# 1 Box 57 Wilson, Michigan 49896 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Native American Publication Collection Subject The topic of the resource Native Americans Indians of North America Anthropology Indians of North America -- Michigan -- Periodicals Michigan Description An account of the resource Selected digital surrogates of published and unpublished materials from the Edward V. Gillis Native American publication collection dealing with different aspects of human culture and anthropology, with an emphasis on Native American people, events, organizations, and activities in Michigan. Includes newsletters, event programs, flyers, posters and other printed materials. Creator An entity primarily responsible for making the resource Gillis, Edward V. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American Publication Collection (RHC-14)</a> Date A point or period of time associated with an event in the lifecycle of the resource 2017-02-21 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Gi-gikinomaage-min Project (Kutsche Office of Local History) Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Type The nature or genre of the resource Text Identifier An unambiguous reference to the resource within a given context RHC-14 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-2000 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American publication collection, RHC-14</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-14_hannahville-pow-wow_1979-06 Title A name given to the resource Hannahville Pow-Wow, June 1979 Date A point or period of time associated with an event in the lifecycle of the resource 1979-06 Description An account of the resource Hannahville Pow-Wow flyer, Wilson MI, June 29 - July 1, 1979, collected by Edward Gillis included as part of his Native American publication collection. Creator An entity primarily responsible for making the resource Hannahville Pow-Wow Committee Subject The topic of the resource Indians of North America -- Michigan -- Periodicals Indians of North America Michigan Michigan -- Grand Rapids Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/75fe00fe83fed7feebeb24a3c9de6564.mp4 f98acaabce1d153877e620a62c5a4342 https://digitalcollections.library.gvsu.edu/files/original/c3e033bfcbed3f88e13f48969030c2f6.pdf c44161ab8a8e2279b189251341e6fcc0 PDF Text Text Grand Valley State University Veterans History Project Harold Hanselman (01:05:35) (00:19) Introduction: • Born in 1924 in Kalamazoo, Michigan. • Graduated high school in 1942. • Attended Western Michigan University. • Father was a real-estate manager for property that he inherited from his father. • Grandfather’s candy company invented the first ice-cream bar. (04:32) Learning of Pearl Harbor: • Was listening to the radio when it was announced. • Remembered thinking that the United States could not be that vulnerable. • He knew about the conflict between Hitler and Chamberlain, but not much more. • Because the conflict in Europe seemed so far away, he did not pay much attention to the issue. (06:07) Enlistment: • The reserve corps offered to keep him in college if he enlisted with the reserve. • They called him up after only one term of college. (07:02) Training: • Went to Camp Grant, Illinois for a few days. • He first received a large overcoat and boots. • None of his original uniform was tailored to his size. • Many of his colleagues were washouts from pilot training. • He was sent to the air corps. • After basic training he was sent to radio and gunnery school. • He was sent to basic training to Florida via train. • His basic training was in the swamps near Fort Myers, Florida. • The men were housed in tents. • The army brought king snakes in to eat rattlesnakes and coral snakes. • Remembers having king snakes sneak into cots at night. • Because of the poor health conditions, the men were sent to Clearwater, Florida. • Basic training lasted three or four months. (12:00) Radio School: • Scott Field, Illinois. • The barracks were very nice. • He was schooled in Morse code, which he enjoyed. (12:39) Gunnery School: • Went to Georgia. • He learned how to use .30 caliber and .50 caliber machine guns. • To graduate, he had to dismantle a .50 caliber machine gun and put it back together while blindfolded. • Accidentally insulted an officer while in training, and was not punished. �• Finished school in fall 1943. (16:20) Finding a Pilot and Training in Alaska: • Went to a large gymnasium in Columbia, South Carolina. • Because pilots could take their planes home for a long weekend, he saw a pilot who was from Detroit, Michigan so he could also take a long weekend before leaving. • The men went to Seattle, Washington and then Anchorage, Alaska for cold weather flying and training. • The cold weather training was difficult. His heavy gloves made it difficult to complete Morse code, so he had to do it without gloves. • At one point it reached 60 degrees below zero. • On a night training mission, the men flew to Nome, Alaska and encountered a large group of Soviet soldiers who were guarding Soviet military equipment. • During the evenings, the men would walk into town. • Watched a prospector come into a bar one night and pay for his alcohol with gold. (22:38) Aleutian Islands and Missions: - After three weeks in Alaska, he was sent to the Aleutian Islands. • They traveled by transport plane. • He lived in a hut with 18 men total. Three six-man crews to each hut. • Realized how dangerous his position was when he saw the amount of gold stars hanging in the hut to represent the fallen airmen. • He was stationed on Attu Island. • Missions would last nine or more hours. • He flew a B-25. • The only encounter with the Navy consisted of World War I ships. • He would sometimes fly fleet coverage to help the Navy ships, however they would have to turn around very quickly. • There were P-38 planes also stationed on Attu Island. • The main targets were canneries with anti aircraft fortifications. • He would bomb the Kurile Islands, the northern most islands of Japan, very close to Russia. • The men would occasionally be hit with Soviet anti aircraft fire while on their missions to Japan, while they were still allies with the Americans in Europe. • The Soviet fire shot down at least one crew. • The men were scared of flying through the narrow straits between two particular islands, where the canneries were, due to the danger level intensified by the Soviets. • Earlier in the campaigns, 8 planes would go on each mission; later on they would only send 4. • He was always a member of the lead plane because his pilot was a senior pilot. • He had to maintain radio silence while on missions until they reached their position, but had to listen to all of the other codes coming in to see if they were to abandon their mission; this only occurred once. • He would listen to codes relating to weather or the breakdown of Japanese codes. �Once the mission was completed on the way back to the base, he would compile all information about the other planes on the mission and send a report back to the ground crew. • The missions usually consisted of eliminating anti aircraft guns and RADAR stations. • The plane would drop to 200-300 feet to try to surprise the enemy. • One return trip proved to be very dangerous. After a bombing raid, only one bomb was dropped, after trying to shake the other ones loose, and failing, the men had to shut the bomb bay door, to reduce drag on the aircraft. The bombs eventually came loose and jammed the bomb bay door. The bombs were all armed and did not explode during the whole flight home. • Freighters and fishing ships were also potential bombing targets. • The men were allowed their own judgment whether to fly or not due to weather. • Any interaction with Japanese zeroes would only bring four to five planes in. It was usually a flight instructor teaching the other Japanese fighter pilots to fly. • He came to recognize the flight instructor, who was a much better pilot that the others. The instructor would wave at the Americans as he flew past, and for a long time eluded their gunfire. • He finally came up with a plan to catch the instructor on his approach, and shot the instructor down. • Severe storms would well up because of the interaction due to the meeting of the Northern Pacific warm waters, with the Bering Sea. • Visual contact was the only way to know where the other planes were located. • He believes that the Japanese always knew the men were coming, and never really surprised them. (40:25) Life on Attu Island: • He describes life on Attu Island as very boring. • While rummaging through a storage closet, a friend and he found a few fishing rods and caught some very large trout in a lake. The army asked for more fishing tools to be sent to the Island for the men to fish. • He also found an old piano in storage and was allowed to clean it up. The men would have parties with the singing and piano playing. • The men would have beer provided by the military, and smuggled whiskey with the military looking the other day. • Playing cards was a large aspect of life. The games would continue to run for days and days, taking breaks when missions and sleep were needed. • The men especially enjoyed playing the game “Old Maid.” • There were many types of men stationed at Attu. A RADAR calibration team, the Navy, B-24 pilots and B-25 pilots. • There were no Japanese threats while he was on the Island. • The rubble from the battle of Attu was still visible. • The American Government throughout the war kept Native Americans who originally lived on Attu Island in the mainland of Alaska. • The Aleutian Islands are also amazing for bird watching. • There is nothing but a weather station on Attu Island currently. • �• • • • • • • • • • • The snow would become very deep due to storms, including huts becoming completely buried. The huts were outfitted with telephones for the men to request help once the huts were buried. The men would trade their bottles of whisky to the members of the Navy for frozen steaks because the Navy was not allowed to get alcohol. The men could hear the radio broadcasts from Tokyo Rose, who constantly attempted to break the morale. The largest morale breaker was the consistent boredom, especially for the ground crew. His crew maintained stimulation because of their numerous missions. He believes he flew around 25 missions, but he is not positive. He received mail, although it took weeks to reach him. Before leaving for the Aleutians, a wealthy man met Harold, on the train from South Carolina to Seattle, who called his family and told them to meet Harold in Chicago during an 11-hour layover. After the atomic bombs were dropped, the men were ordered to fly their planes to Seattle immediately. He was sent home for a 60-day furlough before going to San Antonio, Texas for discharge. While in San Antonio, he saw a man who he thought had been killed in battle, who had lived. (59:00) After the Service: • He enrolled in Western Michigan University. • He became a salesman after finishing school. • He did not retire until he was 69 years old because he liked the work. • Does not believe that wars do not solve large issues. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Hanselman, Harold G. (Interview outline and video), 2008 Creator An entity primarily responsible for making the resource Hanselman, Harold G. Description An account of the resource Harold Hanselman served in the United States Army Air Corps during World War II. He was stationed on Attu Island in the Aleutian chain in the northern Pacific ocean. He was a radio operator in a B-25 bomber that would fly bombing missions in the Kurile Islands north of Japan. He discusses both the living conditions on Attu and the experience of flying missions in that area, where the Soviets and the weather added to the problems caused by the Japanese. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Army. Air Corps World War, 1939-1945--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2008-03-19 Identifier An unambiguous reference to the resource within a given context HanselmanH Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6a2b0a120534b8fd7da2c4ff120857c2.mp4 aac6eb40046431c0ad6f836431124957 https://digitalcollections.library.gvsu.edu/files/original/05e9d6207abb2abdc346d24d05bb062c.pdf 94fa6c9048e7d3ffb3bd5013d5f25deb PDF Text Text Grand Valley State University Veterans History Project Interview World War II Lloyd Hansen 1:21:02 Introduction (00:21)                    Lloyd was born on July 4, 1925 in Jamestown, North Dakota. He was the family’s sixth child and before he was three months old they moved to California. They eventually settled in Michigan. His father was working for the Jamestown Sun as a newspaper writer when Lloyd was born. Later, he became the General Missionary for the American Sunday School Union. They went out into rural areas and started Sunday school programs in the local school houses. The family moved to Michigan when Lloyd was in fourth grade, but he does not have much memory before that time. (02:40) Lloyd moved into the Lincoln Consolidated School District south of Ypsilanti. At the time, everybody came to school by bus, no one walked. Lloyd and his family were considered poor and received clothes and food boxes from local churches to help support them. By this time, they had nine children in the family. (04:55) Once the war started, Lloyd’s mother and his wife’s father both worked at the bomber plant in Ypsilanti. At the time, anybody who lived in the country was considered a farm family and they could get a driver's license at age fourteen. This was the age Lloyd was when his father took him down to the court house and signed for him to get his license. (07:14) Because he had so much driving experience, once he was drafted, he volunteered to become a truck driver. Lloyd went to school and church with his future wife. They grew up together, but she was two years younger than he was. He doesn’t remember hearing about Pearl Harbor on the radio. By the time he graduated, most of the boys in his class had already enlisted. Lloyd’s older brother joined the Air Force, so when Lloyd was a senior he went to Selfridge Field and took the entry exams so he could join himself once he graduated high school. He failed because of his depth perception. (09:29) At age eighteen, every man had to register for the draft. Lloyd did this in July and he was drafted in November 1943. Before he left for basic training, he went to work in Ypsilanti in a foundry. Lloyd was planning on becoming a pastor, and his church sent the appropriate forms to the draft board to get him a waiver, but the board did not recognize them. (11:07) �In the Army (11:19)  He was drafted in Ann Arbor, then sent to Battle Creek and went to Fort Custer where he was issued his uniforms.  He was then transported by train to California for basic training. The train headed north into the mountains and went to Camp Roberts, which was an infantry training base. Two train cars were cut loose there and Lloyd was on one of them. He was sent to the artillery training there, not the infantry that he had expected. (13:01)  After he arrived, they were taken off the train car, conducted a roll call and separated the men for the artillery from the infantryman and then taken to their barracks.  They asked if anyone wanted to be a truck driver, and Lloyd raised his hand and volunteered. Because of that, his basic training was easier than most because he did not have to march or conduct combat training.  An emphasis was placed on discipline and following orders. Lloyd did well with that aspect and as a result only had to pull KP Duty once. (15:45)  The men with him in basic training were from all over the United States. He didn’t know anybody when he got there.  After basic training, he was sent to a base outside of Boston. (17:55)  He was only there for about a month. Truck drivers were sent to the docks to run fork lifts that were being used to load bombs onto ships.  Lloyd spent about six months at Camp Roberts in California.  His uncle was a colonel at Camp Roberts, and was in charge of the court martial board. (20:34) Overseas (21:37)         Lloyd was shipped overseas and took a luxury liner, which arrived in London in nine days. He left the states in the spring of 1944. The weather was fine during the crossing, and the ocean looked almost solid to him like you could step right onto it. On the trip, the ship began to zigzag and he was told they had to take evasive maneuvers to avoid German U-boats. (23:05) At that point, he was not assigned to a unit, he was just a replacement. When D-Day happened, he had been sent away to radio school, but he couldn’t pass the Morse code test. He was then sent back to the motor pool as a truck driver. Later he was sent out to the Salisbury Plains for six weeks of infantry and rifleman training. The ground was flat with limestone underneath, which made it impossible to dig a foxhole. So instead they just made a mark on the ground that was supposed to symbolize their foxhole. (25:42) When they came back from that training, they were sent as replacements to France. They were put onto ships and they crossed the English Channel. The water was very rough on the trip, and to avoid seasickness Lloyd went to the lowest part of the ship. (27:00) While in England, they had little contact with the local people. Once he remembers having to ride an English train and he sat in a compartment with an English family. � He got their address, and when he was at one of the training camps he got a day pass to visit the family and brought the kids a bag of oranges. That was the only contact he had with civilians. France (29:25)  Lloyd was shipped across the English Channel on a small transport ship. They landed in a harbor and got into trucks and headed inland. This was around July or August.  He wrote home and said that the lieutenant that he had was drunk and couldn’t march. His captain threatened to court martial him for the letter, and Lloyd reminded him that he was breaking the law by keeping the letter and not sending it out. (32:05)  This captain later asked one of the sergeants to beat up Lloyd for the incident and the sergeant said that he couldn’t beat him up because he was so little.  Going from one replacement camp to another took several months and they eventually made it to a line company. During this time they read or found something else to do.  No real training occurred, just rifle maintenance and physical training to stay in shape.  The French countryside was beautiful and he saw lots of hedgerows. (34:32)  He was finally assigned to a line unit that was in northern France. Their headquarters was located in a cave.  Lloyd was put behind a machine gun because the CO thought he was a heavy weapons expert.  His infantry rifle training was only with the M-1 rifle. He didn’t have any training on machine guns. (36:58)  The first night he was there, he was sent to cut a hole in the hedgerow and place a .50 caliber machine gun in the position to cover the infantry movement the next day. They dug a deep foxhole behind the gun. Once they started firing, they heard a mortar shell coming in and they took cover and they discovered that the machine gun and hedgerow were completely destroyed. (38:46)  From there, they began moving up the line as part of the H Company (heavy weapons).  Lloyd did not want to be a machine gunner, so he just carried the ammunition. Five men made up the machine gun crew.  The nice thing about being on a machine gun crew was that they did not have to go out on night missions. Instead, they stayed back and set up gun positions and remained there all night long. (41:18)  Lloyd was with the 79th Division, 315th Regiment, Heavy Weapons Company operating in the Vosges Mountains near Germany.  While campaigning, Lloyd does not remember any bad weather.  His unit was continuously moving forward and he wasn’t with the division long before they were sent on R&R. (43:56)  They went to an old chicory plant to rest and conduct some training.  One day, the Chaplin asked Lloyd to help him with some baptisms. The pair went down to the river which was feed from the mountains and it was very cold. They baptized five men that day in the river. (45:03)  Once they returned to the front, they were kept in reserve. After a while, they were ordered to move up to the front and replace the Rainbow Division in Hotton. Lloyd was �told that they were a fresh division from the United States. They were pushed out by the Germans. It was there that Lloyd was wounded. Wounded (46:48)  Years later, Lloyd returned to that town and took pictures of the town and the barn that he was in when he was hit.  He was standing guard in a barn and a mortar shell blew the barn wall into his face, he was then sent back to the hospital. The town is located in France. (47:50)  They were in the town for a week or so before he was wounded.  Lloyd never saw the Germans except for dead bodies.  He doesn’t remember any air or artillery support with his unit. (49:51)  They had a French outfit to their right, and at night they were loud and ran their jeep. Later, the French took a hill that had a German 88 Artillery piece. Lloyd found out that the gun was pointed right at the road they came up.  When he was wounded, the shell that hit him was the first and only one that came in. (51:33)  After being hit, the medics came and took him down into the basement, but doesn’t remember anything after that. They cleaned him up and was given a sedative; he was taken on a half track back to the hospital. He was sent to three hospitals one of which was in Paris. (54:26)  He remembers being taken to a doctor and having him check out his eyes and put new gauze and bandages on his face.  From there, he was flown to the First General Hospital in England and performed operations on his eyes to allow him to see again. (56:13)  One procedure that they did was to put gauze under his eyelids, and someone would reach down and check his pulse every so often. He learned that this spread the top part of the eye which pulled apart the scar tissue making it possible to see through.  Lloyd was allergic to the medicine they used to dilate his eyes.  In England the Red Cross was supposed to come and help him write letters, but they never did. He learned that if he put a pin hole in a card and looked through it, it helped him to see through his scar tissue and be able to write letters home. (58:41)  On Easter Sunday, 1945, Lloyd was able to see well enough to go down to church. He was in bed most of the time, but he was taken on walks often.  He was given a shot that caused him to have a fever. Lloyd was later told that by having a fever helped his eyes heal. (1:01:24) Shipped Home (1:01:49)  Shortly after Easter, he was considered a walking patient and he was put back on a luxury liner that had been converted into a hospital ship and taken home. On the way home, the ship sailed straight without zigzagging.  From England the ship went to Canada and from there they were loaded onto a train and taken to Camp Miles Standish. From there, he was put on a bus and taken to Valley Forge General Hospital. (1:03:36) � When Lloyd got a weekend pass which was good from Friday night to Monday morning, he went out of bounds for his pass and got on a bus to Ann Arbor, Michigan. (1:05:12)  He surprised his parents and had breakfast. He then went to see his girlfriend, Beth. They had been dating for a while, and the second weekend that he went home they decided to get married. (1:08:07)  He applied for a furlough from the Red Cross and was approved.  When he was being examined by the doctor, he suggested that he have a cornea replacement, which fell on the same day that he was supposed to be married. He decided to get married instead. Later examinations said that his eyes had healed so well that he didn’t need the operation. (1:10:40)  Lloyd was discharged in July 1945. He was married on May 7.  His wife Beth hadn’t graduated high school yet, so she stayed and graduated.  After being discharged, they moved back to Michigan. That fall, he went to Eastern Michigan University for one year, three years at North Central University in Illinois and three years at the Evangelical Theological Seminary. (1:13:50)  Because he was wounded and had a medical discharge, that put him under Public Law 16 and not just G.I. Bill. That paid for four years of college and one year of seminary.  While he went to school, Beth worked as a waitress at the truck stop.  Serving with the Methodist church, he was moved every four years. (1:16:20)  Looking back at his time in the military, the service didn’t bother him like it did others. He had faith that God’s plan was good enough for him and he just went along with it.  If he hadn’t been drafted, served and wounded, he does not think he would be a pastor because they wouldn’t have been able to afford the school.  While in Hotton, the Germans had the area surrounded. An American halftrack used to come in from the woods and brought out the wounded. He heard later that during a snow storm the rest of the Americans in the town had been brought out after he had been wounded and evacuated. (1:19:36) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Hansen, Lloyd (Interview outline and video), 2013 Creator An entity primarily responsible for making the resource Hansen, Lloyd Description An account of the resource Lloyd was born on July 4, 1925 in Jamestown, North Dakota. His family moved to California before they settled in Michigan. His father was a missionary with the American Sunday School Union. When Lloyd was a senior in high school he took the entrance exams to join the Air Force but was turned down because of his depth perception. He was later drafted into the Army in November 1943. He was sent to Europe as a replacement after D-Day and served in a heavy weapons company in the 79th Division until wounded in northeastern France late in 1944. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Army World War, 1939-1945--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2013-08-14 Identifier An unambiguous reference to the resource within a given context HansenL1490V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6103cb62c135a5d0e4f0c861e49bf362.mp4 9d715ddafd1a22ccdc2fe219527cb601 https://digitalcollections.library.gvsu.edu/files/original/bba45f2818e69add2d6189707f242ed3.pdf 284d55b31a3e741422f1ff303cff4079 PDF Text Text Grand Valley State University Veterans History Project Oral History Interview Veteran: Laura Hansmann Interview Length: (35.32) Interviewed by James Smither Transcribed by Chloe Dingens Interviewer: We're at the 2018 Ripcord Association Reunion we’re talking now with Laura Hansmann of Coon Rapids, Minnesota and Laura is the wife of Paul Hansmann who we've interviewed previously and served in the Ripcord Campaign and she is gonna give her side of the story. And so, Laura begin with a little bit of background on yourself and to begin with where and when were you born? I was born January 23rd, 1947 in Eldora, Iowa. I grew up on an Iowa farm. Interviewer: Okay. Worked hard, my dad was a good farmer, hard worker, I had two sisters and a brother. Interviewer: Okay and then did your father have any other occupation beyond farming or was he able to support himself entirely off of the farm? He supported us with farming, however he really was involved in a lot of organizations in the county and so he ran for state representative in 1970 I think, and he lost but then he ran for state senator and he was an Iowa State Senator for 22 years. (1.09) Interviewer: Okay, alright and then what part of Iowa are you in? Central Iowa, north central Steamboat Rock, little town, out on the farm, in fact we still have the family farm. It's probably 80 miles north of Des Moines. Interviewer: Alright and then did you finish high school? Yes. Interviewer: Okay when did you graduate from high school? �1965. Interviewer: Okay and what did you do after you got out of high school? Well my grandmother was quite a lady and she told, said that she would pay tuition for the first year of college if we went to a Christian college. Well my father decided to enter me into a speech contest where I had to write a speech and present it, and I won the National, so I got my scholarship from that for one year and then my grandma of course picked up the next year. So, I went to Cedarville College, it’s now a university in Cedarville, Ohio. Interviewer: Okay. And graduated from there in 1969. Interviewer: Alright now where did you meet your husband? In college we were both in college choir and they arranged us by height. He was the tallest guy and my roommate, and I were the tallest girls, so we stood on each side of him. So that's where I met him. (2.22) Interviewer: Alright and of course he's in college and of course the Vietnam War at that point is going on. At, and so is it, is he, are you thinking about, I mean if you're- you’re getting serious and so forth and you're going to get married and there's a prospect there and being drafted. You know it's interesting we were sheltered at the college about what went on in the world and we didn't even think of Vietnam. It just wasn't, in fact Paul and I just discussed this recently, he left school and I stayed there, we got married in 1968. Interviewer: Okay. �So of course, if you're not, weren't in school then you were eligible for the draft and it caught him. (3.11) Interviewer: Okay now I'm sure we have it in his interview but just for the audience here did he leave school just because he was tired of it or he wanted to do something else? Yeah, he just, he you know he wanted to do something else and wanted to get married, so he needed to support us. So, we got married and then in ‘68 of June and then we, I didn't go back to school the first quarter my senior year. Interviewer: Okay. And then he got a draft notice, so in February of 1969 he left to go to and so I was in school then to finish my college degree. Interviewer: Alright how did your family feel about all of this stuff? You know I don't remember I; we were not living near them. Interviewer: Right. …at the time because we were in Ohio and his family was in Illinois and mine in Iowa but just and it was just what was going on. Interviewer: Yeah let's see and where did you actually have the wedding? (4.15) In Iowa, in our, in my home church in Eldora. Interviewer: Okay, alright so he was an acceptable choice? Oh yeah, I think so. Interviewer: Well he was going to the right school. Too bad, he was, yes. �Interviewer: Okay yeah and what kind of work was he doing? Well he was at that time, his father was a superintendent of a bakery, commercial bakery so he helped in the bakery and when we were in Ohio then he got a job in the bakery just driving the bread truck. Getting up super early in the morning and- and working while I was at school. Interviewer: Alright and then so you were still basically in Cedarville at that point or? Yeah, yeah. Interviewer: Okay alright and then were you watching, would you watch TV news and things like that? You know not a whole lot. Like I said we were pretty sheltered we were busy. I was in school, he was working, and yeah, we knew about Vietnam, but it just wasn't something that we thought a lot about. We were pretty naive. (5.13) Interviewer: Okay and so now what, was there any kind of anti-war movement at Cedarville or was that foreign? No, no that wasn't- wasn’t allowed and it, and we wouldn't have done that anyway though. Interviewer: Yeah, okay so now beginning of ’69, he heads off to training and then at that point while he's still in the States and in training how much did you see or hear from him? Well when he was in basic and then the AIT I didn't see him. Interviewer: Okay. But then he was went to NCO school. So, in Fort Benning I went to Fort Benning and then he went on to Fort Polk and I was with him there. In fact, a buddy of his who got drafted at the same time, his wife and I both went to Benning and cause they went through, all the training together in the States. So, we went there and lived off base, and we got to see them on the weekends. �Interviewer: Okay so you're going down at Fort Benning Georgia and this is now what middle of 1969? Yes. (6.19) Interviewer: At that point, okay describe a little bit what life there was like? Well I got a job as a babysitter, we lived in a mobile home, a small mobile home, and Shar and I lived together and the guys course were on base, we could go on base on Wednesday nights and see ‘em and then they actually got the weekends off every weekend so we could… So, it was- it was nice to be there, but it was lonely because we didn't know anybody of course. Interviewer: Alright now, was, did you notice kind of a- a different situation as far as race relations or things like that from where you would be? I mean did you notice, the south wasn't officially segregated at that point, but did anything seem different or did that not register with you? That didn't register, you know I grew up in rural Iowa so there, you know I wasn't accustomed to other races or, it's not that I had any problem with them I just hadn't grown up around other races. Interviewer: Yeah so but then I guess the question then, did you see how black and white people in the civilian world related to each other? Yes, yes. (7.31) Interviewer: And did that seem different from what you were used to? Yeah it was different, it was different, but I didn't, it just it didn't affect me, I guess. Interviewer: Okay so now you go from there and to Fort Polk, Louisiana, and what was… �That was a culture shock because Fort Polk is nothing like Fort Benning, I always said Fort Polk was kind of the arm pit of the United States. It was, we lived in a 10 by 50 trailer the four of us, yeah, the four of us did. And cockroaches and it just was nasty, and we'd get up early in the morning and fix breakfast for the guys before they went on base which about four o'clock in the morning and we’d opened the cupboard door and the roaches would run. And it so it was not nice and when we moved from Benning to Polk, we had to pawn some things cause we didn't have any money so that was rough too. Guys could eat on base but Shar and I had to scrounge. (8.33) Interviewer: Okay and were you able to get jobs in Louisiana? We didn't in Louisiana. Interviewer: Okay and then how long were you there? Well it was his OJT, so it was probably eight weeks maybe, eight/ eight and a half. Interviewer: So, he basically did one cycle of… Yes, yes. Interviewer: The training as a very- very new sergeant yeah. And it was during that time that I got pregnant and we'd discussed it, Paul was not in favor of it and at that point I thought well you may be going somewhere and not coming back, so I wanted to do that. Interviewer: Alright so now from that stint does he get any leave time, or does he get straight, sent straight to Vietnam? We did get leave over Christmas. Interviewer: Okay. So, we went back to Iowa and Illinois where his parents lived and kind of split the time there. �Interviewer Okay. So, he had that time. Interviewer: Alright so you're, now you're and then basically do you go and stay with your parents or? Yes. Interviewer: Okay. Yeah, I lived with my parents while he was in Vietnam. Interviewer: Okay now what was it like to send him off to Vietnam? (9.44) It was horrible. I just remember we took him; my, I was in Iowa at the time we took him to the airport and when he took off, I just collapsed because it- it was real. Interviewer: Okay and then once he left, how long did it take before you heard anything from him? I don't, I have all of his letters I kept them all. He couldn't keep mine because of the humidity and the rot in Vietnam, but I, it was several weeks because you know in country and they had to go through some training or whatever to adapt themselves to Vietnam. So, it was a while before I heard from him because he went in January, so it was probably sometime in February that I heard from him first. Interviewer: Okay now once he left did you pay more attention to the news or whatever you could learn about what was happening over there? Yes then- then you know it, all we had because you know we didn't have the communications like the soldiers do now, so all we had was the six o'clock news and I glued myself to the TV every night to see what was going on and of course they showed battles. That's what they had �and that you know the numbers of men that were killed and so every time I'd watch it, I'd look to see well maybe I'll see Paul. Of course, I didn’t, and I never would have cause there were no cameras where he was. But it was it was hard, very hard. (11.22) Interviewer: Alright now your back home in Iowa I mean did the people in the community know what your situation was or? Yeah it was small community and of course they knew he was gone and that I was there and, but people didn't understand, and I think this was probably countrywide, you know there were the protests going on and we saw that on TV as well. But- but nobody said much, I was pregnant, and I can remember one experience my dad and I sang together at a church function and after we, and I was very pregnant and one of the men after wards said something to my dad. And he says, “how can a man go to a war and leave a pregnant wife at home and to live with her parents. I just don't understand that. How can that be?” So, he didn't- he didn't understand what was going on and there was, that was just kind of I think the whole attitude. Interviewer: Okay now how old do you think that man was? He was probably around my dad's age. (12.34) Interviewer: Okay so he didn't remember the World War II stuff when everybody did that? He must not have been in World War II I don't know. Interviewer: Yeah but it was certainly a fairly common thing at that point in time. But okay so he's just, now he's just looking at this situation kind of seeing it that way. Yeah. �Interviewer: Alright now again the small-town Iowa you weren't gonna be confronting any direct antiwar anything. No. Interviewer: Okay. No there was none of that. Interviewer: And did people ask after him or did they just… Yes, yeah- yeah and especially I'm involved in church and so yes, they were, they wanted to know how he was and how were things going and all I could tell them was from what the letters said. Interviewer: Okay, and what kinds of things did he put in the letters? Not a lot, he said very little in fact I just was going over them recently and mostly it was, “wouldn't it be nice if I could come home when the baby's born, maybe something could happen, and well you know I could come home, see if that, you know see if I can come home.” And but he wouldn't, he just say, “it's hot here and, or it's rainy,” but he never really did say what he was doing, which was probably a good thing. (13.48) Interviewer: Yeah sort of one- one of the issues with letters and things like that, the government by and large didn't censor communications sent from Vietnam, but the men by and large censored themselves. Exactly. Interviewer: Okay, now some people used cassette tapes or things like that, did he ever do any of that and? �No, and you know some of the guys that are here at the reunion they took cameras and they had pictures. He was in the jungle and he had a rucksack that weighed I forget how many pounds and he says, “I just didn't want any more weight in my rucksack.” So, he didn't have a camera or a cassette recorder, he couldn't, he didn't carry anything except what he needed. Interviewer: Right, okay and did you have any sense of where he was generally? Was he allowed to tell you that or did you figure that out? (14.37) Yeah, he- he did say he was in the A Shau Valley, and that's pretty much you know so then I'd get a map and see where is that? You know it was pretty up, far up north near the DMZ and. Interviewer: And did he ever mention the Ripcord Firebase or any of the other places? He mentioned a couple places, I in fact I was looking to see if he had mentioned Ripcord because that was, until he came back that was unfamiliar to me. Camp Evans cause I know they were there. Interviewer: Yeah. For a little bit and then after he was wounded, he went to Cam Ranh Bay to recoup so those names were in the letters. Interviewer: Right, yeah and so that's, you just have, okay so when did you have the baby? (15.27) Had the baby, well that's another story because I was due July 3rd. Paul was wounded May 5th. Interviewer: Okay. A couple days after that I went to town with my mom to mail him a seven-pound box of cookies. So, he could share with his buddies and went to the post office and then we went to the flower shop for some reason, I don't remember it was a Western Union place too. I didn't know it at the �time but they had gotten the telegram at the Western Union about Paul's being wounded but she didn't say anything and so we went home. My dad was in the kitchen, he's farming, okay this is in May when he’s out in the fields which was unusual and he met me in the kitchen and told me that the County Sheriff had gone out to him in the field to tell him, small town. Interviewer: Yeah. Tell him what had happened and then Dad came and told me that Paul had been wounded. Then we got the telegram from the flower shop in town. (16.34) Interviewer: Okay. So- so anyway, that's the back story. Interviewer: So, that- that- that’s there, so that happens in May and then. Lance was born June 12th he was due July 3rd. My doctor was a Vietnam vet, he said it was probably… sums the trauma of learning all that which caused Lance to come early. Interviewer: Okay but there's still a gap of several weeks between when you got the news. Yes, yeah. Interviewer: Was that, did that, did you then have problems with the pregnancy or did this- this just something that just happened sooner than it should have? It just happened sooner, yeah. I did get a letter from Paul you know saying, “I'm in the hospital, I'm okay.” So, you know that was good. Interviewer: So how much of a lag time was there between the telegram and the letter? Oh, it would have been at least a week and a half I would say at least. (17.28) �Interviewer: Alright now did the telegram say enough to give you an idea of what the situation was or? It just said that he had taken, he was under fire and I know that after the fact he told me that it was at night and they couldn't get them off where they were. The hill where they were so he directed fire and continued to- to help his men well because he was a sergeant so, to help his men until they could get him in the next day and he- he was wounded so he got accommodation for that. Interviewer: Okay so how did you sort of deal with that in the meantime? What kind of stuff ran through your head? I- I didn't know what to think you know I knew he had been wounded. He told me he was gonna be okay, so I took him for, at his word. Interviewer: Yeah, I guess before that, before you actually hear from him, you know that first week. Oh yeah, I- I was a mess. I didn't know what to think. (18.30) Interviewer: Alright so now, okay so you've got at least some level of reassurance, okay this is gonna be alright. How long was it before he came back? Well because Lance was born three weeks early the first night, he had, my water broke gradually. So, he had a sporadic pneumonia and about didn't make it. So, my doctor of course who was the Vietnam vet said, “we need to bring Paul home.” So, they called the Red Cross and they contacted Paul out in the jungle, brought him in and he didn't know anything. He was told that the baby was born dead and the wife was near death and he didn't know anything different, until he got stateside in, at Fort Washington or Fort Lewis in Washington and called home. �Interviewer: Okay. And I was actually fine, and Lance was fine and went home the day that Paul got back into the states. (19.35) Interviewer: Okay now was this still just a temporary leave for him, or had he? 30 days. Interviewer: Okay so he got a 30-day leave at- at that point. Right. Interviewer: Alright. Which was wonderful for me, you know, and I got to see him, and he was so thin he had lost so much weight. I you know he- he's 6’4” and weighed about a hundred sixty pounds, so. Interviewer: Wow. He was so thin. Interviewer: Okay. But he didn't talk about it much, he didn't talk about what he'd been doing and at that point in June he'd been on Ripcord. Interviewer: Okay did you have a sense of how long he'd been in the hospital? He said he was there for about a week and then recovered for a week and they send him back out. Interviewer: Yeah, okay so now, so basically, he doesn't, now did he seem I mean aside from being thinner, did he seem at all different at that point? �Yeah, he was different because he was just a fun-loving, joke-telling guy and he was just much more serious and much more quiet when he came home. Excited to see his son but just he was different. (20.47) Interviewer: And then what was it like sending him back off again? Yeah that was hard, and it, you know he's told me later it was hard for him because he knew he, what he was going back to. I didn't, I just knew he was leaving again so it was tough. Interviewer: Okay and then once we, once he goes back then does he start writing again to kind of he picks up where he left off? Yes, he would- he would continue to write but not say much. Interviewer: Alright so then how much longer did he have on his tour at that point? Well he asked for an early out to farm with my dad, so he was released the beginning of November. Interviewer: Okay alright so he's kind of out of that and now once he's back for good, did you kind of observe him having to readjust to civilian life or? Well it's interesting because I didn't, I, he- he had been gone, it was time for us to raise a family and so let's just forget about it. Forget about Vietnam, you're done with that, let's just move on and that was my attitude, not realizing at the time you know a week before he'd been in the jungles of Vietnam. No downtime, nothing, he just was out on a tractor on a farm in Iowa harvesting corn. And he told me later that there were times when he wanted to just get off the tractor and we had a motorcycle, he wanted to get on that motorcycle and just run, and just go, and never come back. But he knew he had a family so he couldn't do that, but it was, he was- he was different, and he was jumpy. He would, I would wake up in the night and find him on the �floor sleeping. There would be times when I would I remember one night in particular I was laying there and he'd kinda dozed off and I, we'd had, wasn't an argument, but just a disagreement or something and I wanted to remedy that and I kind of poked him with my elbow. Never did I do that again because he jumped out of bed screaming and ran out of the house and outside and he was just shaking. You know it's just those kinds of things started happening. (23.16) Interviewer: Okay and then did that stuff sort of get worse over time or how did it, things work through that? It- it, kind, that kind of got better, you know that, I mean it took time. But I- I, what happened was I learned what I could and couldn't do. It was interesting because just a few weeks ago I was talking to a really good friend of mine and it dawned on me that my husband has had PTSD for forty-eight years. Interviewer: Yeah. Through the whole time and you know I can go back and- and talk about some of the things that happened in our marriage and I realized that it was just a result of Vietnam. It changed our whole family, you know it affected our children, it affected me, and he- he says that too. You know he's, he realizes it. It's, the PTSD has changed, you know its kind of melded into different things over the years, but… Interviewer: Yeah well, they're different components and you get people have different combinations and there is kind of that- that- that reflex action which is really very direct and standard PTSD. That's the kind of thing that- that sometimes will get treated with drugs but then there's a lot of other things that you're carrying as well. There is sort of a moral injury, and just, and there can be survivor guilt, there can be a lot of other kinds of �things that go on in their head it really doesn't, is different from PTSD and drugs make those things worse. Did if he ever get formally diagnosed with PTSD? (24.55) No, when he came back from Vietnam he says, “I want nothing to do with the military, I want, I don't want anything.” So, he never did until we moved from Iowa to Illinois in 1999. And there, there was a clinic and so he decided he'd go to that clinic, so that's when, actually there was a veteran's office in our town in Illinois. So, he went there got his records all straightened out and then he went to clinics. So, then he started doctoring with the VA in Illinois. And then when we moved to Minnesota, they have a great VA system, so he's used them for sure. Interviewer: Okay that’s sort of, that's- that’s a very long time. Of course, it took a good long time for the government or anyone to really even recognize sort of what PTSD was. Yes, yeah in fact I looked that up because PTSD was not even a term. Interviewer: No. Until 1980. Interviewer: Yeah and it took several years after that before the kind of the VA kind of got on board and decided to deal with it. Right. So, yeah so, it's so, I guess to the extent that you can kind of describe sort of some of the effects of all of this on your family or what you think was different because he had to deal with this? (26.09) I felt like I had to walk on eggshells a lot with him. There was a lot of anger and just recently Paul said that anger was his defense mechanism and he's worked on alleviating anger and now �he's feeling a lot of emotion, instead of the anger. So, because he was that way, I mean it's not that we had a bad family life you know. Interviewer: Yeah. But our son who was born of course when he was in Vietnam, he and Paul would butt heads a lot and I would have to be the mediator and say, “okay this is what he said, now this is what you said, and this is, you're really saying the same thing.” So, I did a lot of that. Lance, I was his English teacher in high school, and I assigned a term paper and Lance wanted to write about Vietnam, well he wanted to interview Paul. So, I had to go to Paul and ask if it would be okay that Paul interviewed him and because Paul never talked about Vietnam. It was just he never talked about it, he would tell a few funny stories once in a while, but he never really discussed it. So, I went to Paul and he thought about it and he said, “okay but it's got to be in one sitting.” You know, just one time. So, I sat in the living room while Lance interviewed Paul and talked about it, well it was in the evening which was not real smart because after that was all over then Paul had nightmares and flashbacks and stuff that night so but- but Lance at least got the gist of some of the things, and Paul shared a few things with him about what he went through but really not too much in depth. It wasn't until several years later while Paul and I were with a couple out in the woods, we had a campfire, and Paul started talking about it, and it was the first, I was just in shock because he had never said anything about any of his experiences and I always felt like that was kind of the watershed moment, you know he just started. And people would ask him about it, but he wouldn't tell them a whole lot unless it was somebody he knew and because he said, “well unless you've been there you just don't understand.” Which and he wouldn't even, he started sharing more things with me too at the time, but there were, I mean there were things that I could and couldn't do, you know he kind of wanted me around a lot and so there were things I �wouldn't get involved in because of that. I did of course get involved in the, I was a teacher, I taught, but it was just, it was hard, and you know I've heard people say that marriage is hard but it's really hard with a Vietnam vet. (29.09) Interviewer: Yeah and of course you- you get this- this sort of change to some extent of the person that you married. Yes. Interviewer: They go away and they come back, in some ways they’re somebody else, which is not a standard experience in a marriage. Right. Interviewer: Where you don't have that kind of thing going on. Right, yeah in one year he, I said he aged ten years in that one year. Now I think that overtime kind of leveled out, but yeah, he was not the fun, loving, jokester, he didn't have that twinkle, he didn't have the laugh, he just, he was very subdued, very serious. Interviewer: So, does some of that guy come back? Yes, and that came back the first time he came to the Ripcord Reunion. He had known, I didn't know about this, but he had known about the reunions and had never said much. I think he got the newsletter et cetera and Craig Van Hout, one of the guys that comes to the reunion. Interviewer: Yeah. Contacted and said, “Paul you really need to go to these reunions.” And so, they had an Illinois gathering just the guys from Illinois and I talked him into going cause it was just probably six guys. (30.16) �Interviewer: Yeah. And wives. So, we went he's, we sat, we were going to a restaurant and he sat there, he says, “I don't know about this, I just, I'm not sure.” I said, “yeah.” Well then Dale Lane came and came up to the car he recognized that this must be the guy and that was it, you know then he talked to him and we, it was really cool and then Dale Cooper and Dale Lane and one other guy… Interviewer: Let’s see, LaGrange maybe or? No, it's Murphy. Interviewer: Okay, let’s see, George? George, yes, took me aside at different times and said, “you need to get him to the Ripcord Reunions,” and I said, “I'll try my best.” Well then, we did come that year in Indianapolis Interviewer: Okay so what year was that? 2011. Interviewer: Okay, hey first year I went. Was it? Yeah same time, yeah. And I just, it was amazing to me because I sat at the tables and listened to these guys talk and I said, “they're talking the same language.” You know here he couldn't talk, tell other people about what he'd been through or what was going on because nobody understood. These guys did and I think that probably helped him more than anything, and he found connections with these guys and in different battles that he'd been in, skirmishes you know that had support, and so he was able to put some pieces together and timelines together. (31.44) Interviewer: Yeah sort of getting control of- of what happened to you on- on some level. Yeah, he said, “I guess I wasn't imagining that, I guess it did happen.” �Interviewer: And- and- and that's something that- that affects a whole lot of trauma survivors of one kind or another and you know we see a lot of that today. Very different kinds of situations, but, and women who are victims of sexual assault or harassment or things like that, and then once they realize that they're really not alone in this and it's not their fault, then that changes. And- and for a lot of these guys it works that way too. Of course, today we have a- a lot of new veterans, people have come back from Iraq and Afghanistan and so forth and a lot of them are married or in relationships or things like that. Of course, now you have women who served over in these places. Sure. Interviewer: As- as well, I mean do you have any kind of advice or encouragement to offer family members and people who've done that kind of thing? (32.42) Just expect it to be different and- and support the veteran and talk to them, make them talk to you that's, I didn't do that for a long, long time. I just let it, I buried it and I think I was afraid to have him tell me or cause you know I, when I was teaching I had him come to the classroom and talk about Vietnam and I had coached the kids before he came and I said, “just be aware of the kind of questions you're asking and if he doesn't want to answer, he won't answer.” Of course, one of the kids says, “did you kill anybody?” You know that's the standard, and I thought I told them not to ask that question, but there are questions you can ask and I think for anyone dealing with a veteran you just have to be careful about the questions you ask and let them tell you what's going on in their heads and little by little. (33.43) �Interviewer: Okay and then you mentioned coming to reunions and so forth and you're listening to the veterans. Do you also find the- the wives have the same kind of experience as you did or? Yes, although you know I haven't found a lot of wives who were married to these veterans when they were in Vietnam. Either their marriages failed, or they weren't married, they were young you know so they weren't married. So, they're just a few that I've talked to that have had some of the same experiences that I have. Interviewer: But I guess a lot of them would have had to learn to live with…. Yes. Interviewer: …the- the aftereffects. Yes, yeah- yeah in fact we do talk about that and they say, “oh yeah that's happened, or yeah he's done this, and yes oh yeah same thing.” So, it's, I think it's common. Interviewer: Alright anything else you’d- you’d like to add to the story here, or other particular memories or impressions that you've got? (34.45) No, I think like I said, our marriage was hard and has been hard. I think that, you know just being together and supporting each other, and our faith has been a lot of that. You know I think if we haven't had that I don't know where he'd be, I'm not sure where I’d be but it's, you just gotta keep going. Interviewer: Alright, well I just like to thank you for taking the time to share this story, it's the kind of thing that a lot of people turns out are interested in and often does not get recorded at all, so thank you very much. You’re welcome. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_HansmannL2277V Title A name given to the resource Hansmann, Laura (Interview transcript and video), 2018 Date A point or period of time associated with an event in the lifecycle of the resource 2018-11-01 Description An account of the resource Laura Hansmann was born in Iowa in 1947. She is the wife of Vietnam veteran Paul Hannsman. Laura discusses the her homefront experiences during the war, the war's effect on her family, child birth while her husband was deployed, as well as the changes she saw as she traveled to various training locations with Paul. She says to expect veterans to be different when they return home and to be supportive by talking to them. She talks about PTSD and the way her husband opened up over time, advising peopel to careful and empathetic when helping a veteran suffering from PTSD. Creator An entity primarily responsible for making the resource Hansmann, Laura R. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Vietnam War, 1961-1975--Personal narratives, American Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived Veterans History Project collection, RHC-27 Rights Information about rights held in and over the resource <a href="https://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections & University Archives, 1 Campus Drive, Allendale, MI, 49401. Relation A related resource Veterans History Project (U.S.) Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/d781ecc5617d42b8d1dff431d34c0af7.mp4 000ad324421ffa2f0bc6c2302d5b98e4 https://digitalcollections.library.gvsu.edu/files/original/6a2486c1588d01fa83a1479913d365c5.pdf 5c8b685d63cfc0848f84c9c061ef9844 PDF Text Text Grand Valley State University Veterans History Project Oral History Interview Veteran: Paul Hansmann Interview Length: (1:30:51) Interviewed by James Smither Transcribed by Chloe Dingens Interviewer: We’re talking today with Paul Hansmann of Coons- Coon Rapids, Minnesota. The interviewer is James Smither of the Grand Valley State University Veteran’s History Project and we're conducting this interview at the 2015 Ripcord Reunion. Okay Paul can you start off with some background on yourself and to begin with, where and when were you born? I was born in August 28, 1948 in Cincinnati, Ohio. Interviewer: Alright did you grow up in Cincinnati or did you move around? I was there until I was in fifth grade and then we moved to Springfield, Illinois and I stayed in Springfield and graduated from high school in Springfield. Interviewer: Okay and what did your family do for a living when you were growing up? My dad was a baker and he worked for a commercial- commercial bakery all of his life. And my mom was a stay-at-home mom most of the time, later on she went to work for the Salvation Army. (1:11) Interviewer: Okay and so what year did you finish high school? I graduated from High School in 1966. Interviewer: Okay and then what did you do after graduation? I went- went to college in Cedarville, Ohio which is a Baptist College. And I went two years there and then I dropped out of college there and went back to Illinois and got a job in the bakery �and worked in the bakery for a while and that's when, that would’ve been 1968 and my wife and I got married in ‘68. She was a, I met her at college, and we got married in Iowa, she came from a farm background and we were married in- in Iowa in 1968. (2:11) Interviewer: Okay, now were you aware of the possibility that once you're out of college you might get drafted? I was aware of that and I didn't, kind of a little bit of a rebellious part of my background and- and I didn't necessarily give a whole lot of thought to it, but I thought no after I get married I probably won't get drafted so, you know. Interviewer: Yeah and if that had been a few years earlier you would have been right, cause that was an exemption there for a while. Alright now well when do you get your draft notice? I got my draft notice in… that, we got married in June of ’68. I got my draft notice probably in September timeframe of ‘68. And was told to report I think it was the 1st of February, end of January or 1st of February of ‘69. (3:22) Interviewer: Okay now did you go through a physical as part of the, this process? Yes. Interviewer: Alright and where did you do that? In St. Louis Missouri. Interviewer: Okay and when you went for the physical did you notice anybody trying to defeat the system or get disqualified or were you all cooperating? �Pretty much all cooperating, I- I didn't notice… it seemed like that most of us were, if we had an ailment or something like that you tended to hide it rather than play it up. See that was from my perspective anyway that's what it seemed like. Interviewer: Alright how much did you know about the war in Vietnam at that time? Not very much. (4:11) Interviewer: Okay. Really not, my dad was a World War II veteran and so that's probably why it didn't bother me one way or another, if it was my duty to serve then so be it. Interviewer: Yeah and were you aware at all of the anti-war movement going on? Oh yes, yeah there was a, there were, the college that I went to out in Ohio was very close to Antioch University and of course they were… me being from a Baptist background and them being from Antioch it was, there was a lot of drugs at Antioch, and long hairs, and war protesters, and so we saw a lot of that. Interviewer: Yeah but they were sort of the other guys. Yeah, they were different. Interviewer: Yeah, Cedarville and Antioch are about as opposite as you could get probably at that point. Yeah, we were. (5:06) Interviewer: Alright yeah okay so you know, you go, you go to the physical, where do you go for basic training? �Went from St. Louis where we got the physical and the swore in procedure, and went to Fort Bragg, North Carolina. Interviewer: Okay. For basic training. Interviewer: Alright when you got to Fort Bragg, I mean where there many people from… were you drafted officially out of Ohio as opposed, or- or out of Illinois? Out of Illinois. Interviewer: Okay and they sent you to Fort Bragg. Right. Interviewer: Were there a lot of guys from Illinois there or? Not a lot but I had one very close friend who he and I went the same church when we were in high school, and he went to a different high school but we were in the same church together so we were in youth group and stuff together and- and we got drafted on the same day. He was also married so that, we had that in common and- and so we went through basic training together. (6:07) Interviewer: Alright when you get to Fort Bragg what kind of reception do you get? Loud and proud, a lot of screaming, a lot of yelling. February and in Fort Bragg, North Carolina it was cold and sandy and, but it was a lot of screaming and yelling and kicking things, and trash cans bangin’, and you just kept quiet. Interviewer: Right, welcome to the army right away. That's right. Interviewer: Now do you have a few days of processing before the regular training starts? �None that I remember, they kind of mixed that in as things went along. Spent a lot of time doing push-ups and... Interviewer: Alright so they, okay because it seems to vary from place to place from what kind of experience you get. Of course, Bragg is home of like 82nd Airborne so there may be some of that rubbing off there, I don't know. Okay so they're working you out pretty hard, did you have any idea of what to expect when you got there? Absolutely none. (7:12) Interviewer: Alright. I had heard horror stories but really didn't- didn't- didn't have any idea of firsthand of what to expect. So, it was kind of a rude awakening, people yelling at you, and they- they were more interested in getting you into physical condition and- and which that didn't intimidate me at all because I’d played basketball in college and so I was in pretty decent shape and… Interviewer: Okay, so how long did it take you to adjust to the army way of doing things? Not very long they- they saw to it that you just kept your mouth shut and did what you were told and that's exactly what the goal was, is to react to orders not with a questioning mind but with just a blind following. (8:15) Interviewer: Alright and then aside from the- the PT part, what does the training consist of in basic? Weapons training, familiarizing yourself with- with the language, the phonetic alphabet, the map reading skills, a lot of that kind of stuff. All different types of weapons that- that you would use later, how to talk on radio, how to wire explosives, a lot of different things. �Interviewer: Okay, now the drill instructors, what proportion of them do you think had been to Vietnam? Darn close to 100 percent. Interviewer: Okay did anybody say anything about Vietnam or was it just all by the book? (9:12) No, it was, there was a lot, especially in the harassment stages as they were training us, there was a lot of them that you know we talked about, “if you don't do this, you're not gonna survive.” You know and- and because that was the- the thought process at that point in time is that everybody was going, you know you were here, you were going to Vietnam period. Interviewer: Okay cause early ‘69 is about the peak in terms of American numbers in Vietnam and we go down after that, but they were training a lot of people at that point. Yep. Interviewer: Yeah, okay so you do that and were there other guys who were having trouble with the training or would wash out or get put behind? Yeah there were quite a few, a lot of the guys were out of shape, somewhat soft, and then you had guys on the other end of the spectrum that were, it was a cakewalk for ‘em. So, it was, you had some on both sides but not a whole lot washed out. They kind of got ‘em back around and got ‘em in better shape. (10:20) Interviewer: Alright how long did the training last? Basic training was eight weeks. Interviewer: Okay, and what did they did with you next? �We went to Fort McClellan, Alabama for advanced infantry training and it was a beautiful scenario. Let me backup just a little bit, toward my, toward the end of my training in basic, I contracted double pneumonia. So, they took me into the hospital and temperature was around 105 and they packed me in ice and got my fever down and everything, so my lungs were all full and I was pretty sick boy for a while. And I spent a week in a hospital, and they wanted to keep me there, and I talked them into letting me out because I knew if I stayed more than a week, they would make me go through, back through basic training again and recycle. And the only thing I really had to complete yet was an ending physical training test, a PT test they called it. So, I had to pass it in order to graduate. All my test scores and everything had all been completed and they were fine. So, I had to go out and go do a PT test and I still had double pneumonia actually. And running a mile when you've got double pneumonia it as a challenge believe me. (12:00) Interviewer: Alright. But we went from there to Fort McClellan, Alabama and it was basically more of the same- more of the same training, not quite as much yelling, and more in- in-depth training I would say. Interviewer: Are you getting more into tactics and that kind of thing now or? Yeah, we were a lot more map-reading, observation, learning how to navigate, we had night navigation courses, and survival training that type of thing. Interviewer: Did they make any effort to sort of simulate conditions in Vietnam? They tried to you know as much as you can with Alabama and its totally different country, but it was, they did pretty well with that. Interviewer: What would they do in terms of that, what would they try to show you? �They would set up booby traps, punji pits, those kind of things. How to- how to be aware of your surroundings and- and look for certain things, what trails, you know they would look like in Vietnam and- and what to look for, and that type of thing. (13:21) Interviewer: Okay and at a certain point you wind up getting selected to go to- to NCO school, now was that a something, decision that was made back in basic or was that at AIT, or how did that happen? I think that was at AI- AIT and they had a battery of tests and it, they selected people based on test scores out of it. And in different areas, not only physical test scores but also on aptitude and decision-making and those type of thing. So, I was selected to go to NCO school. I had the opportunity to turn it down if I wanted to but my logic at that point in time was I had done the calculation on, okay what is, how much time does it take for each one of these, and I thought that it would be a lot better to spend as much time as I could in the States and be able have my wife come down and- and live off post and then go to Vietnam so that when I came home I would be out. Or if I didn't come home, then I would have spent as much time with her as I could have, so that was the logic pattern I used. (14:44) Interviewer: Alright so in the first stages of training she wouldn't have been there, right? No. Interviewer: She was back at- back at home but, and then how long was the NCO school scheduled to last? NCO school was ten weeks. Interviewer: Okay. �And she came down after probably a couple weeks. Her and the friend of mine who went to Fort Bragg with me, we go, we had gone through all the same training together and he was also selected for NCO school. And so, his wife and my wife loaded up the car and they came down together. Interviewer: Okay. And they stayed off post. Interviewer: Alright and what kind of accommodation did they find? Do you remember that? Trailer. Interviewer: Okay. (15:28) They lived in a trailer, off of, outside of Fort Benning and they became very good friends, close friends, and did everything together and then they could come in and visit us on Wednesday nights. And then on the weekends we generally got a pass, the married guys got a pass to go off, back to the trailer and spend the weekend with ‘em. Interviewer: Alright now what was the NCO training like? A lot of shit, a lot of leadership skills, how to direct men, how to position them, how to just be in charge. They- they were trying to train leaders, and, in all aspects, I guess. Interviewer: Okay and this was again geared toward Vietnam? Absolutely it was. Interviewer: And the people training you and were they sharing any of their own experiences, or were they just focusing on here are these skills, just do it this way? (16:37) �I got to know a few of them and at nights sometimes they would share some stories, but you find out that after you've been to Vietnam it's pretty hard to talk to somebody about it that hasn't been there, or it doesn't understand. But you start to, as you get to know ‘em, and they get a little more comfortable with it then yeah, they would share. Especially if you pointedly asked them questions, then they would generally. Interviewer: Okay but by this time did you want to know as much as you could about what you were getting into or were you just kind of just going through the program? Just going through the program. I- I really didn't, I really didn't try to learn anything extra as far as what they had been through or what it was, what to look forward to because I knew that all that, everyone was gonna be different. (17:39) Interviewer: Okay so that was a ten-week course, you finished that. Now what do they do with you? Well then, we had to go what they called OJT, and on-the-job training. So, we went to Fort Polk, Louisiana and went down there and were the cadre, the sergeants for a basic training company that was going through their cycle. So, we went through their cycle as their NCOs for eight weeks and our wives, we actually lived off post then because my friend and I both went there, and of course the wives went along and we lived on post with them in a 10 by 50 trailer for a while. And we were off post had to be back on post like at 4:30 in the morning. So, we would leave in the middle of the night, go back to post and then come back home that evening. (18:45) Interviewer: Right because your sergeants now at this point, so you got a little bit more status and a few other things. How did the more experienced, because you would have had �other trainers there who had been to Vietnam and that king of thing, how did they treat you guys? Like shake and bakes, you know that yeah, we had stripes, but we didn't know anything yet and they were very much accurate. They, we- we have the rank and we have the authority over theInterviewer: The troops. Troops but as far as being if you had an E-5 buck sergeant who had been in Vietnam and was back and he had the same rank as we did, there was absolutely no doubt in anyone's mind who was in charge. (19:35) Interviewer: Alright now when you're doing your training whether it was in- in Fort Benning or at- at Fort Polk were they taking any advantage of the available terrain, I mean did you train in swamps at all or? Oh yes, oh yes, a lot of our, and it got progressively more so as you went to Fort Polk because of the- the availability of all the swamps and the really nasty jungle type atmosphere. And so, it was- it was much more in our thought processes as, you know this could be more what it's like. Interviewer: And what time of year were you at Fort Polk? Fort Polk I was in… Interviewer: Late summer or? Late summer, yeah it had to be… we left Fort Polk probably 15th of December, so… (20:39) Interviewer: And how long a stent did you have there? Eight weeks. Interviewer: Okay. �So, I've been back- back it up from. Interviewer: Okay so back- back in a kind of early- early fall but in Louisiana that can still be pretty hot and muggy. It was. Interviewer: Yeah. And it was, it wasn't terribly nasty, but it was- it was definitely warm. Interviewer: And so, I guess some of the time at Fort Benning would have been pretty hot too. Fort Benning was very hot, extremely so. Interviewer: And did working in- in that kind of climate did that help you at all when you got to Vietnam? Some probably some, I- I don't we couldn't relate to the conditions because we couldn't duplicate the- the weight load that you had to carry. If you had to go back and redesign it, you would probably change because we didn't carry a full rucksack, we didn't carry all the ammo, all the things that we had to hump around in the jungle you can't duplicate that. (21:43) Interviewer: The water, the C-rations, and all the rest of that. That's right. Interviewer: Yeah, okay so you've gone through all of this stuff, you get now to the end of the year and do you get a leave before you have to go to Vietnam, is that how it works? Yeah, I had two weeks before we had, two weeks or thirty days, don't remember. But before I had to go to Vietnam and that was somewhat tough, somewhat scared to death. Not knowing what the future holds. �Interviewer: And did you take your wife back home to get re-settled or? Took her back home and she actually lived with her parents, at that point in time she was pregnant with our son and so it was, that was tough. It was challenging. (22:40) Interviewer: Okay and then where do you ship out from? You go to Oakland or Fort Lewis or somewhere else? Yeah Fort Lewis is where we left the States from and I thought that first flight took forever. It was like 21 hours moving from Fort Lewis, to Alaska, to Japan, to Wake Island, and- and into Cam Ranh. Interviewer: Alright and I’m not sure Wake is exactly on the way. Guam maybe. Yeah, but they made a little puddle stop there and I have no idea why. Interviewer: Okay well it’s possible. I- I don't know it could have been Guam. One of the times I stopped at Wake. Interviewer: Yeah Wake might, if you went back to what, to California Wake is a stop. I stopped at Wake Island one time and I can’t remember what … Interviewer: Did you have an R&R in Hawaii eventually? Yes. (23:37) Interviewer: Yeah that- that might have been for that because that would have been in between. Yeah. Interviewer: Alright so you end up doing these things enough, okay I’m learning the routes. �Yeah. Interviewer: Alright so yeah okay but it still basically it's just this tremendously long flight you take over, did you get off the plane in Alaska or in Japan or did you just stay on? We got off the plane and it was terribly cold in Alaska and, but it was, we got off plane, got to stretch our legs and then got back on and kept on going. Interviewer: Okay so where do you land in Vietnam? Cam Ranh Bay. Interviewer: Okay did you come in during the day or at night? Came in during the day. Interviewer: Okay and what's your first impression of Vietnam? Like a slum and- and we got off the plane and actually they’re filing guys on to other planes that have served their tours and that was a very eye-opening experience. That didn't do anything to calm my fears let's put it that way that. (24:37) Interviewer: Okay now were they paying any attention to you or did you just, did they just look scary or? They- they just, they look like they'd been through hell. And- and they had been, and it was, they looked so much older than us. I remember that- that sight of, why are all these old guys, you know that, and they looked tough. Interviewer: And you were probably older than quite a few of them? Yeah, I was probably a couple years older. Interviewer: Yeah. Than a lot of the- the guys that were with us. �Interviewer: Alright so now you get off the plane what do they do with you? We had a seven day in-country training, getting aware of what's going on. Did some rappel work, did some just general indoctrination of what to look for, what to, back through the- the boobytrapped scenario and- and getting your weapon, and getting comfortable with- with the surroundings. Adjusting to the climate, those type of things. (25:53) Interviewer: Did they try to teach you anything about the Vietnamese society or how to deal with the people or was it just military stuff? Most of it as I recall was just military. Interviewer: Okay now at what point do you know what your assignment is? Sometime during that week, they, and- and I would guess based on what the casualties were andand what was going on they determined where they needed you, so. Interviewer: Okay so- so okay, and so what do they assign you to? We were assigned to the, I was assigned to the 2nd of the 506th, Bravo Company. Interviewer: Okay. And I was put in, I didn't know which platoon at that point in time that didn't happen till I got to the company area but… (26:42) Interviewer: So, for the record you’re B Company 2nd Battalion 506th Regiment 101st Airborne Division. That's exactly right. Interviewer: Okay person making this will appreciate that. Okay and where were they based at that time? �They were based out of Camp Eagle, Camp Evans and that was up close to Phu Bai and so that was our next stop. We took a, I think it was a C-130 up there which was in I Corps, the northernmost area in Vietnam. Interviewer: Right and the area where really the most activity had been going on in the previous year. That’s right. Interviewer: Hence the most losses. Okay so the, so I guess Camp Eagle is- is it Phu Bai which is close to Hué and then Camp Evans I guess is a little bit north of that. Yeah, that’s exactly right. Interviewer: Yeah, closer to Quang Tri and Evans was where the Third Brigade was based and that's what your battalion was part of. That's right. (27:42) Interviewer: Okay and so you get up to Camp Evans, was the company there or were they in the field somewhere. Company was in the field. Interviewer: Okay. And all we had was just the new recruits or the new replacement people were there and we were only there probably two days. Interviewer: They, did they give you a training course up there or? Not much, everything, training from that point in time was live-fire, you know and- and you were gonna learn as you went. Interviewer: Okay. �If you survived, you learned. Interviewer: Because a lot of the guys went through sort of the Screaming Eagles Replacement Training thing which is like a week of orientation and patrolling and that kind of stuff, but it might have just depended on the timing for you. Could have done some of that, I don't recall. Interviewer: Okay now how do you wind up joining the unit? Do you wait for them to come back or do you go out? (28:42) Went out on a resupply helicopter. And they had blown an LZ, well no it wasn't, it was- it was kind of more down in the foothills at that point in time so you could secure an LZ and- and get your re… Interviewer: Okay so you were in sort of the lowland area? Yes- yes and- and it was relatively quiet at that point in time, so I had the opportunity it was, I was put in- in charge of the squad even though I didn't know anything, but I was the highest rank. And so, I was a squad leader and I'm gonna say six or seven guys. Interviewer: Okay and how did you approach that? They'd been there longer than you. How did you deal with them or introduce yourself to them? (29:48) Well my point to them was at this point in time when we go to the field, take all the stripes off, take all the insignias off, we’re all, have one point here; is at the end of the year we all get to go home. You guys know what you're doing, I would like for you guys to train me, so that you know if there's- if there's communication between me and higher-ups I'll handle that, but as far as what we do in the field, I need to learn as much from you as I can. �Interviewer: And then how did they respond to that? They were very, very helpful I mean they- they knew that the more that they could teach me, the less apt I was to get them killed. And so, it was a crash course, but they were very good at it and they- they were, they became very close friends. (30:50) Interviewer: Now did you have a sense of how long they had been with the unit or maybe? Yeah that- that was the initial conversation, you know the- the icebreaker so to speak, is, “okay how long have you been here?” You know and then it just it goes from there, where are you from, you know what- what do you do, what are you gonna do? What, and we found some common ground in different areas and things. Interviewer: Had some of them been there long enough to have been in the A Shau Valley the year before or? Yes. Interviewer: Yeah that kind of thing, so they had seen some real combat and- and that kind of thing. One of my closer friends had been, had gotten a Silver Star from the year before and so he had been there and- and knew what it was all about. And- and was, I knew they knew what they were talking about and so… (31:46) Interviewer: So, when was it exactly that you joined them, do you know the approximate date for that? Or what month anyway? Still January… It had to been in February sometime, I think. �Interviewer: February, okay alright and then so where you patrolling in that area for a while before you went anywhere else? What they called Search and Destroy missions, which a lot of searching not much destroying really going on at that point in time. But just familiarizing yourself with the areas, and what to do, and what not to do, and- and how to set up a night defensive positions, and- and just how to survive being out in the jungle. Interviewer: Okay and then how much of a pack did you have to carry once you're out doing that? (32:35) It and, it- it started out as one thing and then as you learn more you figured out what you needed and what you didn't need and the, I would say our rucksack ran in that 60- 65 pound range. Depending on some guys had an affinityfor hand grenades, and some guys carried extra belts of m16 ammo, and it just, it varied from person to person, but you allowed ‘em that freedom because they knew what they were doing. And I was to learn. Interviewer: Okay, now when you're out there in the lowland area did you have any enemy contact? No not really, we- we didn't, we saw, we found some spider holes and things like that. Some areas where some booby traps had been set up and- and things like that and blew them up. But not really any enemy contact. Interviewer: Okay and then at what point does their mission change? And do you go there, somewhere else? Yeah, the mission changed for me and I'm having a hard time relating the dates but we kind of kept moving farther and farther to the west. Getting closer and closer to the mountains and- and I �got more experience, sometime along in March the company commander had put together what was called a battalion Killer Team and you basically what it was was a recon team. And we had five guys on it, and I went out with, I was chosen as one of them and I went out with a friend of mine named Joe Strucke and he had extended his tour, so he had already been in Vietnam probably 14 months. And he went out as a leader and the process was for us to go into the mountains around Ripcord AO and we see aid in there and repelled in and then we were left out there for two weeks, and just to report back every night what was going on to avoid contact. And Joe Strucke had done this before and he was good at it and had been through a lot of stuff so he was training me to be the leader of the… so he was only with us for that two-week period and basically to train all of us and me to- to be able to do what recon work they wanted done. So, after the first two-week period then we got resupplied and Joe left us, and then there was just me and the four other guys and we did that for another cycle or cycle and a part of another one maybe and did that. We made no contact, it was basically a hide-and, hide-and-seek scenario. We had, we- we saw Vietnamese, but we were to not engage them at that point in time just report back. (36:13) Interviewer: So now is this March going into April that you’re doing this? No, this is, this had to be in March. Interviewer: All- all- all in March, okay. All in March. Interviewer: So, before April 1st, alright. So, and what were you observing at that time, you could see enemy, what are they doing? �Troop movements and troop numbers, what- what size units they were working in, you know whether they farther down in the foothills or maybe two or three, as you got into the heavier concentrations, or may have been six or eight moving together. So, just reporting troop movements and- and- and staying out of sight. Interviewer: Now was this scarier work than what you had done earlier? Oh yeah it- it ramped up because when you saw you know six or eight of them out there and you know there's only five of you it wasn't those six or eight that you were worried about, it was, you know what's gonna happen from there. (37:14) Interviewer: Alright and do you have any close calls while camped out at night or situations where they almost step on you? Yeah- yeah and- and generally not late at night, it was generally getting toward dusk and- and that type of thing when they may be walking down a trail and of course we were buried back in the jungle as much as we could be. And you just hoped that nobody rattled anything, but the guys were hand selected so, we knew which ones; no one snored, no one smoked, no one, you know those type of things that were conducive to hiding. Interviewer: Alright now did you encounter any- any wildlife, I mean were there snakes or other kinds of things? Snakes and quick little weasel, whatever they were called, I can't remember now. Name escapes me but, Mongoose- Mongoose and- and every now and then you'd see a rat and whatnot, but a lot of snakes, a lot of snakes and more mosquitoes then you could put in the country, or oughta put in the country so… (38:34) �Interviewer: And could you do anything to protect yourself against the mosquitoes? It- it took a while, you used to put on the bug spray but once we went out there on this team then that stopped. Interviewer: Yeah. So, you could… Interviewer: That- that would smell distinctive. That’s right. So, you quit using that and we- we had become by that point in time, you began to smell like the jungle. Because when I first went to the field it was sixty days before I got my first change of clothes. So, that I- I smelled like jungle by then and not very, and no way a perfume that you want, but I smelled like the jungle and everything, all my clothes had rotted off so to speak. Didn't have- didn't have any underwear, didn't have anything other than my fatigue pants and a t shirt. (39:34) Interviewer: They didn’t- they didn’t resupply you with any clothing? Nope, for sixty days they didn’t. Interviewer: Alright now was the first part of sixty days where you're still in the lowlands and then you just have the same clothes and you've been with those out into the jungle? Now when we went with the- with the Killer Team and went out there then we got camo fatigues. So, we got the different colored fatigues and- and- and we would paint up our faces and- and did some of that too, to help stay out of sight. Interviewer: Right, okay so when did the- the Killer Team thing end? That ended just shortly before April 1st. They pulled everybody in Bravo Company back in and we were getting ready to go to Ripcord. �Interviewer: Okay. And that was planned for April 1st. (40:21) Interviewer: Alright so what do you remember about April 1st? April 1st was very significant, I was being a squad leader, I had a- a smoke grenade. So, Ripcord you could land three helicopters at the same time and we were to try and get the- the Combat Assault in there as quickly as possible. Get all the boots on the ground we could. And so, I was given, I was in that first wave and had a red smoke grenade in my hand just in case we got incoming fire and it was a hot LZ. Of course, as we started coming in, boom, boom, boom, boom the mortars started coming in and so popped red smoke and so did the other two helicopters, I'm not sure who was on them but, and our designation we were given orders on what sector we were to move to. And being on one of the first ones, we were designated to go the far end of the firebase away from Impact Rock, and go to the far point as far as we could and spread my men out, out there, get dug in. So, we went to the far end of the firebase and- and fortunately there was hardly a foxhole out there and although not big enough but it was- it was there and we secured that into the firebase but mortar rounds were raining in with regularity at that point in time. That was 8 o'clock in the morning April 1st. (42:01) Interviewer: Alright now were the mortars targeting the area where you were, or they were mostly going for wherever the helicopters were coming? Mostly going for wherever the helicopters were landing. Interviewer: Now how close were you to… because there eventually this is basically this is sort of a- a bald hilltop at this point, kind of a rocky hilltop with other hills kind of around �it and you're under fire and eventually the firebase would have sort of two helipads on it and were you close to one of the areas that the helicopters would land on there? No, we weren’t. Interviewer: Okay. We were, my squad was- was probably about as far away from the helipad as you could get fortunately. And that- that was a good thing for us because most of the round, now every thenevery now and then you would have a round that would land short of there or long of there or whatever else is they were directing their fire. And you would get, you know shrapnel going overhead as rounds exploded and whatnot and you could hear ‘em, the rounds coming in, that whistle is something that you never forget. So, every time one would come in of course we'd be as low as we could get in the hole. (43:08) Interviewer: And were you taking any small arms fires or just mortars? Heard some 50- 51 caliber rounds. Interviewer: That’s the machine gun, Okay. Interviewer: Alright did any of your men get hit that day? In the company, well Joe Strucke I told you about before, he happened to be with the command group at that point in time. He was kind of the- the first sergeant in the field, he was an E-6 and he- he was wounded. There were a lot of guys getting hit, a lot of- a lot of wounded as the helicopters would come in, before they could get under cover somebody would get hit. And he was wounded, he lost an eye and part of his arms got messed up, but that was the closest of our group, of my squad group that- that would have been. �(44:10) Interviewer: Yeah but your own squad they those guys where okay. They were intact. Interviewer: Okay so now is it to you- you go in there kind of first thing in the morning essentially, one of the first squads in. You- you dig in, you have your positions set up. What happens now to you guys later in the day? The- the rounds and- and this is a day-long process of trying to get all the equipment, the engineers in, to- to get the artillery units in, and all that kind of thing. Trying, attempting to get all this in here, the problem is that as you're trying to do all this there, the mortar rounds are flying. And every bird that comes in, somebody gets hit. Well that requires another medevac and then you're loading guys on the medevac and you put three or four guys on a medevac to get them out of there and two of the guys that are helping load the bodies get hit. So, and the- the helicopters were, they were going down. You know they- they weren't totally disabled but they were shot up enough to where when they got back to Evans they took ‘em out of commission. So, it was constantly of, you know what's the process here? How are you gonna be able to get the wounded out, without causing more wounded? (45:28) Interviewer: Let alone do things like set up an artillery position. An impossible task is what it was. So, later on in the day, it became very evident that this wasn't gonna work. They just had it zeroed in too good and the Cobra Gunships and- and all that kind of thing were flying missions all day long around us. Targeting potential gun sights and mortar pits and things out there in the jungle that were firing at us. They were trying to destroy them. And most of our day was spent trying to site where they were firing from so that we could direct fire �and report back and- and let them know where it was coming from. And so, it was just a constant juggling of trying to get the right thing done which I don't think there was a right thing. (46:26) Interviewer: Alright so now how does this situation resolve itself? Eventually someone made the decision and handed down that we weren't gonna be able to maintain our position there on the hill. So, the- the order was given that at midnight we would walk off that hill. Well there had to be a lot of prep work done in advance of that, simply because we had, at that point in time, we had three KIAS. And we had all this equipment from the wounded guys, got all their rucksacks, and their weapons, and- and it was going on 60- 65 pounds a man. And all these guys gettin’ wounded. So, what are we gonna do with all of it? Well what we ended up doing is we piled it all up in one great big pile. We buried the three guys that were up there and were KIAS. And then so that we could be in position at midnight the, from another firebase, an artillery unit was going to fire an illumination for us. And there was a pathfinder group up there and they were gonna lead us down off of the hill to link up with a sister company because we were pretty well shot out up at that point in time. (47:52) Interviewer: Alright and so how did that evacuation go? The pucker factor went up really high because going for a walk at midnight in triple-canopy jungle is not something I would recommend. And so, we were scared and after being shot at all day long you can imagine. We set it all up, so the explosives were ready to go, and we started down off of there, followed the ridgeline and we were gonna link up with Alpha Company. Got a safe distance away to where they could detonate the, all the supplies and everything else, they wrapped it all with det cord, tied all the explosive together, so it all went up in one great big �charge. And after that it was just a matter of- of them firing illumination continuously from midnight till four o'clock in the morning and it took us four hours to link up with Alpha Company. (48:58) Interviewer: About how far do you think that distance was? I have no idea yeah, I really don't I- I know it was a very cautious walk. It was… Interviewer: So, it may have just been a kilometer or something like that. It could have been, I- I really don't have any idea. I know it was- it was scary. Interviewer: Where they just on one of the neighboring hills or ridges so your kind of going down then back up. Yeah that's- that's the way I kind of remember it and it was kind of, it kind of followed a ridgeline and then and then back up the other side and we- we had to stop at the bottom before was started to go back up because there had to be contact made with Alpha Company and then kind of them guide us up through and where we ought to be and- and then they took us in and we were pretty much a nervous wreck and they took us in and put us in the center of their perimeter and said, “okay guys just crash.” And- and it was, you can finally take a deep breath and- and so it was- it was a scary time, but it was also very, felt good when you finally got to- got to crash. (50:19) Interviewer: Alright so what do you do the next day? Those- those days after that kind of became a little bit of a blur. It just, we went several days of just patrolling around Ripcord again. And did a lot of things there was some point in time that we actually went back to Evans, I don't remember when that was. �Interviewer: Cause one of the other people from the company I interviewed talked about being out there and pretty much running out of food. We did that, absolutely I, it was a point in time when the- the weather got really bad and we were soaked in and they couldn't get us resupply and we were- we were out of food and I remember nobody had any C- rations. And one of the guys had a little tin with some crackers in it, four crackers and some cheese and he was offered twenty- twenty dollars for that little, and that's all there was. And, but we would, we were hungry, we were just flat hungry. And ended up, they couldn't get an LZ, we couldn't get an LZ cut there for us, but Delta Company had gotten resupply, so Delta Company took all of our supplies as well and it- it was just our process to link up with them. So, that's what we did, and we spent a- a while trying to get with them and then once we got to them, there again it was the same thing because we were shorting numbers. Our company size was probably, I don’t know, I’m thinking there were only 35 or something like that in our entire company. (52:18) Interviewer: How many do you think you took on to Ripcord originally? Probably 75. Interviewer: Yeah. Somewhere in that neighborhood, so when we linked up with Delta Company then they took us in, they knew we'd been without for a long time and- and Captain Rollison said, “you guys go in, get your C- rations, eat as much as you want, just sit down and relax. Don't worry, we've got you covered.” And so that was, there again that was one of those whew man through this one. �Interviewer: Okay so part of what's going on at this point is the weather is bad enough it's hard to be able to get back in and really conduct operations effectively because you can't resupply, let alone establish a base up on top of Ripcords. Right. Interviewer: Okay so you do that, eventually you do get back to Evans and then you go back out in the field again? (53:05) Yeah, we went back out in the field and more of the same Search and Destroy missions, looking for the enemy trying to figure out troop strength. Preparing to go for another assault on Ripcord. I knew that Alpha Company had tried in March to- to take the hill. We had tried April, and so I assumed there was probably gonna be one of the other two companies that were gonna try it the next time, so we were out in the jungle and I was tickled to death to be there to be honest about it. That was, I felt safer out there than having mortar rounds raining it on your head. Interviewer: And then Charlie Company then goes up I guess on 10th or 11th of April. Yeah. Interviewer: They walk up the side and for some reason don't get shot at. (53:58) For some reason and had the opportunity to actually establish the fire base, and of course they had the perfect man there to do it. And- and Izzy… Interviewer: Vazquez. Yeah Izzy I a call him. Captain Vazquez was up there and of course didn't know about this until many decades later his- his true expertise and- and why he knew what he knew, you know he was- he was the man and all my respect for that- for that individual. But then it was so that �would have been mid- April we were- we were kind of on a rotation then for, as I recall, it was two weeks, we had four companies I don’t know if it was probably Delta and. Interviewer: Charlie and Delta yeah. Charlie, and we went, we were on the firebase providing perimeter support for two weeks and then six weeks out in the jungle was basically what it was. So we were patrolling a round Ripcord, just doing the same old thing, trying to survive and then along came May and we were out in the field, and we probably had an objective to get to a certain point but it was actually, and I expressed my opinion that that's too far to try and travel in one day. You just, you can't move that far, and we had a relatively new lieutenant, matter of fact very new, but he was gonna try and impress the brass and- and he stretched how far we should travel. (55:51) Interviewer: Now were the platoons operating separately at this point? Yes. Interviewer: Okay. And so, and I may have been in a position at that point in time where I was the platoon sergeant, and so we tried to move farther than we could. We got to that position, we made it but it didn't give us time to set up listening posts, to get dug in, to scout the area, and- and see what we were, to get our claymores set up, or any that kind of thing. We didn't have time to do that because it was dark, so here we were, we got in there and we- we dropped our rucksacks and the guys are exhausted and hadn't had anything to eat, when all hell broke loose. And they opened up on the 5th of May and- and started firing and RPGs and- and small-arms fire, machine-gun fire, a lot of AKs. (56:54) �Interviewer: Now were you on a hilltop or inside of one or? Kind of- kind of on a little rise, a little bit. We weren't way high up, but it was- it was a little bit of a rise and because that was the best place we could find to try and get a vantage point. I immediately picked up the radio because I had a lot of training in mortars from NCO school. So, I could act as a forward observer and the first thing I did was got a hold of- of Ripcord and got a hold of mortar platoon and called in a fire mission and started walking mortar rounds in on ‘em. And the lieutenant he didn't know how to, I didn't really have much contact with him after that. He was, I think it was his first firefighter or first experience, so he was pretty rattled. And so, I handled that and I did probably made my biggest mistake as I, in order to see where the rounds were firing so I could direct ‘em, I got up on top of a rock and had the radio in my hand well a RPG round landed relatively close and- and I got hit in the neck and knocked me off the rock and we had four, four or five other guys that got some shrapnel. No one was killed, but we were shot up and we got the- the enemy was dispersed. They quit firing but the problem was they couldn't get a helicopter in to- to get the wounded out. And they said, “well we'll just have to wait till morning,” because there was no LZ anywhere around us. So, we spent that night out there and then they came in the next day and they took all of- all of us wounded out in a jungle penetrate. (59:01) Interviewer: And can, describe what that was for someone who's never heard of one. A jungle penetrator is a pronged seat that they lower down on a cable from a helicopter, so the helicopter has to hover and drop this down through the- the trees and then you get on the seat and hang on and they pull you, elevate you out without the helicopter ever landing. Interviewer: Alright and they had to do that for five guys. Yup. �Interviewer: Did that have to be one at a time that they did that? Well they actually brought in two birds. Interviewer: Okay. They brought in- they brought in two of them, one after the other one and so we got to go, and we went to Danang. We went straight to Danang from the jungle. Interviewer: Okay and then how long were you away from the unit then? (59:51) Had surgery on that next day and then was in the hospital there, woke up in intensive care. Was in the hospital there for probably three/ four days, and then went from there to Cam Ranh Bay to recover. Because they had left the- the wound open to allow it to drain. And they, I was there for say two and a half weeks, something like that in Cam Ranh. Interviewer: Now while you were there, we were able to get up and move around or did they keep you in the bed? No, I was- I was able to get up and move around. And really didn't, the scariest part was at the hospital when we went in there because nobody was hurt terribly bad. And I, you know I was hit in the neck but didn't feel bad or anything, but the doctor came out and said, “Sargent Hansmann.” And I said, “yeah” and he said, “I want you to just remain still,” and I said, “okay what's going on.” And they brought out a gurney and laid me down on a gurney and told me not to move. And they took me in, what they found out was one piece of the shrapnel, a long piece was lodged between my jugular vein and my spinal cord. And it was very close to both and so they had I guess some tricky surgery to get it out without messing something up worse. But it -it all turned out fine. And it healed up but some of the shrapnel stills in there but. (1:01:41) �Interviewer: Okay now we were talking about you were being treated at Cam Ranh Bay. They've taken, done the operation, you’re recovering from that, you can kind of get around and that sort of thing. So, what point soon, was there- was there anything else about that stay that you wanted to bring into the story before we take you back to your unit. It was a, everything went well with the recovery, spent some time going to movies, doing some things that you, most people would consider kind of normal and yeah it was a- it was a good time frame. Interviewer: So, it was kind of a vacation? Yeah, it was kind of a vacation. Interviewer: Alright so when do you rejoin your unit? Rejoined the unit in… some time the very first part of June, and went back to the unit, and was basically, I think we, I rejoined them on Ripcord. I flew out to Ripcord and then was out there for a few days because I think the unit was- was providing perimeter security but then sometime very shortly after that we went back out to the field. (1:03:00) Interviewer: Okay. So, we walked off Ripcord, somebody else took our place and we were out in the field and that was until… June 12th my son was born. Interviewer: Okay. And he contracted, my wife had problems in childbirth, and he contracted double pneumonia and was in really tough shape. Well of course I didn't know all this was going on back there at that point in time, it was a few days after he was born that helicopter came out and had a chaplain on it. And once again, they said, “we need to see Sergeant Hansmann.” And whenever that �happened something bad was going on, he came over and he says, “I've got this for you Sarge,” and it was a Western Union telegram. And the only thing that it says on the telegram is, “your wife has given birth to a son. Baby's condition terminal. Wife's condition doubtful.” And that's all I. Interviewer: Wow That's all that was on it. So, I was needless to say very upset, emotional, and he said, “Sarge,” the chaplain said, “Sarge we're gonna take you back, you've been granted a 30-day emergency leave to go back home, take care of your family.” So, got on the helicopter, went back still have no idea what's going on, and no way to find out what's going on. Went back to the- to the base and turned in all my gear, everything and first sergeant was there and he- he helped me with getting all of the everything processed and everything done that needed to do and was very compassionate with what was going on and helped me get all that done. Got on plane and went down to, I supposed to Cam Ranh or Danang somewhere and got on a bird to go back home, flew back home flew into SeaTac again and it was then in Seattle that I was finally able to make phone call. And got ahold of- of the family and found out that my son had survived, and my wife was doing fine and that by the time I got home from Seattle they were gonna be able to come home, so, everything turned out beautifully. But and- and the backstory to that, my wife's doctor who was delivering, delivered the baby and everything was a Vietnam vet. He was an Army doctor in Vietnam, so he knew what procedures it took to get me home and all that and he did. And so, my son recovered from pneumonia and although it stunted his growth some, he's only 6’5 and 230. But- but everything turned out well and so I got to spend 30 days here in the States and then the- the hard part was I had to get on that plane and come back. So, then the, it was probably 14th of July or something like that I came back to Vietnam. Went back up, took several �days to get from Cam Ranh back up to the company unit to get my gear and everything and it was- was getting ready to go back out to Ripcord. Well that got into the, right around the 20th or so of July. (1:07:16) Interviewer: Okay. And Top came down and said, “Sarge we're getting ready to pull everybody off that hill. There's no sense in you going out there.” So, I was, I waited then and rejoined my group when they came back, I was on the pad as they came back. Interviewer: Alright and what had you been able to learn during that time about what had happened at of Ripcord while you were gone? It, just the stories that first sergeant and I would sit down, and- and he would share with me what was going on, and how bad it was. And- and all the things that had happened, and at- at that point in time I was, that was the beginning of my struggle with survival skills I guess, is this ain’t good. Interviewer: Because you had missed, because your company had been up there in the first three weeks of July and that's when the base came under heavy bombardment. Eventually helicopter crashed on the 18th, blew up the ammo dump then after that they kind of had to go. But those guys had been through all of that and you were off doing all this other stuff. Yeah. (1:08:30) Interviewer: Okay so, now… on, so the 23rd of July is when they actually evacuate the base, what did you do that day? �That day I was down on the helicopter pad and just helping the guys with their stuff, greeting old friends, and- and consoling them and just, you know and they, there was absolutely no, they didn't feel from their perspective like I felt in mine. That I wasn't there to help they said, “Sergeant nothing you could do. There was nothing we could do,” you know you just but… Interviewer: Okay, the company didn't lose too many men at- at that point. No. Interviewer: They had taken some wounded, not too many killed, but still they've gone through all that and- and you hadn’t. Once they're back, now what happens to you and the company? We went, I think we went to Eagle Beach and- and then we're, you know kind of getting everything realigned and kind of figured out. Everybody's trying to figure out where do we go from here and what do we do. So, we went, eventually we went back out in the field again. And in different AOs I don't even remember where. (1:09:52) Interviewer: Was this, it's still in the mountains or hill country? Yeah- yeah it was and so we went back out and we were doing that and- and then I went on an R&R because I hadn't taken one and I was still eligible for one. Around the 8th of August as I recall and met my wife in Hawaii, which was again you know a relatively short period of time since I'd seen her. Was- was really fun and we had a good time together and- and after that went back with the company doing the same old things again and the same procedure, you know being in the jungle and whatnot. Interviewer: Now was there much contact at that time? Was it quiet? (1:10:41) �It- it seemed like it was a lot quieter at that point in time. And I had gotten to know our first sergeant really well and- and I told him, “okay at some point in time as I'm getting shorter here or have seen, you know, been wounded once, and have- have been through several things, if the opportunity presents itself and you can pull me out of the field, send me to…” I said, “I'm trained in mortars.” I said, you know, “just send me to a mortar platoon,” and, you know that’d be good if it works out. And it took a while but sometime in later September then something opened up and he said, “Sarge, gonna move into- in the mortar platoon for your last period of time,” and so I was up there and- and got to know a lot of the guys, became a squad leader there in the mortar platoon didn't know anything about mortars because I had forgotten everything I’d learned but there again I was in the same situation and they knew where I’d been and what I’d done so they were very comfortable with, they knew their jobs they didn't need me. And so, I just did whatever was necessary to help them out and make their job easier. So, the last six weeks or so I was there and that was a- that was really a good deal and to put it time-wise in perspective you think, well that's doesn't add up to a year, but while I was home for that 30-day leave my father in law made me an offer; he was a farmer and he said- he said, “what are you gonna do when you came home?” And I was, in college I was an accounting major and I said, “I cannot see myself sittin’ in an office,” I said, “I'd go nuts.” And he says, “well you want to come home and help farm?” I said, “I'd love to.” So, I put in for an early out to go home and help with the harvest, which was very legitimate and so I ended up getting an early out to come home and help farm in November. (1:13:10) Interviewer: Alright now the meantime I guess with the mortar platoon were they usually on a fire base somewhere? �Yes, I was on Fire Base Kathryn and that's where I met Pops, John Henry. And a- a lot of thethe guys, matter in fact one of the guys I had been through NCO school with was there as well so and it was relatively quiet at that point in time. Interviewer: Now would the base take any incoming of one kind or another was it just quieter? Very little, if any. Interviewer: Alright. Very little, we would hear some AK fire every now and then and- and of course having been out there and been involved in several different contacts and fire fights and whatnot. I- I could tell how far away it was, I can tell which direction it was firing, and all that and it was kind of funny because the mortar guys would, as soon as they hear an AK go off they’d grab a helmet, and would bury underground and I was standing up there looking around because you can tell what's going on and you, when you need to get down and when you don’t. (1:14:16) Interviewer: Yeah, alright so the, at some point back before the end of Ripcord, sometimes mortars would actually go out in the field at least briefly with- with units. Yeah. Interviewer: But you weren't doing that at this time? No, we were not doing that. Interviewer: Okay a couple other kinds of questions is sort of a lot of stereotypes about Vietnam and what went on over there and- and so forth. One of them has to do with just the question of race and racial tensions, did you observe any of that yourself or? �No, we really, we had no problems whatsoever. We had at some point in time there, I don't remember, we had a platoon sergeant come in. His name of Jim Burdette, and very educated, he had a master’s degree in mathematics. And he was an E-6 and, but he was drafted just like the rest of us, went through NCO school, very intelligent, six-foot five black guy who- who commanded a lot of respect but was a really, super intelligent, nice guy. And that kind of kept I think any racial, that- that kept it down, although we didn't have any before that either. (1:15:44) Interviewer: Well you spent most of your time in the field too. Yeah and there's no room for that. Interviewer: Yeah- yeah and that again, that may apply to another one of the stereotypes that has to do with- with drug use, I mean when you get back… Absolutely none. Wouldn't stand for it, I- I wouldn't stand for it and neither did anybody else. And we just, there was something, now when they were in the rear area or at Eagle Beach or something like that, was some of that done? Could have been, I- I have no idea, but when we were in the field it was absolutely taboo. You- you didn't do that cause you were gonna get yourself killed and somebody else too, so. Interviewer: And also, how much did you see of the Vietnamese themselves; I mean did you have any Kit Carson Scouts around or anything like that? (1:16:34) We had a Kit Carson Scout on a few different occasions, not for long periods of time. We found them rather worthless because they didn't want to walk point, they didn't want to walk slack. They wanted to walk at the rear, and they wouldn't carry their share of the load, they wouldn't work, I, we, I had no use for ‘em personally but it's- it's kind of like scout dog philosophy and we �had that one episode with a scout dog that he led us right straight into an ambush and then the dog died and the handler got all shot up and- and all those kinds of things. Interviewer: Now the Kit Carson Scouts were supposed to be enemy soldiers who turn themselves in, who could then show things to you. And in some cases, seem to be people who are avoiding the South Vietnamese Army but- but so it kind of varied for how useful any of them were. So, you've got that, now did you see any Vietnamese civilians like on the base camps or around them? (1:17:41) Just back when we were in the rear, really didn't see, there were a few occasion when we saw some Montagnard’s, wood cutters used to call them they- they would be out cutting trees or whatever. And saw a few of those, but as far as much Vietnamese population, only in the rear area. If- if they were in the jungle and they were Vietnamese, they were- they were a target in our opinion. Interviewer: Yeah because there weren't really regular villages or things out there in that area. No there were not. Interviewer: Okay, now in the- in the rear area, I mean where these people who just working on the bases or where their villages around or? There were villages around and- and- and they- they were doing, you know hooch maids or whatever else and- and that type of stuff. Working in- in some of the mess halls and that kind of thing, so. (1:18:41) Interviewer: Yeah, but you didn't spend really any time in- in these built-up areas. �No, I didn’t. Interviewer: Particularly at all. So, okay and did you, what understanding did you have by the time you left, how did you view the war itself? Frustrated, would- would probably be the- the biggest word that would come to mind, simply because of my experience with Ripcord, you know we tried to take it in March, we tried to take it in April, we took it later on in April and established it, and we're up there, got a lot of guys killed, a ton of guys wounded. And we had no idea until decades later what kind of enemy force we were dealing with, and then ended up just walking away from ‘em and giving it all back to ‘em. And we, I have a hard time figuring out exactly what we accomplished. And my only way of justifying everything is somebody else has to live with the decisions that were made and why they were made. I only have to live with the decision that I did what my duty was as a soldier. (1:20:04) Interviewer: Right. And- and supported- supported the leadership by doing what they asked and supported my men by trying to take care of ‘em as best I could. Interviewer: Alright now what's the process for getting you home once you- you get orders, you can leave, now what do they do with you? It was just a matter of like a day or two before I was supposed to go home. Came back to the rear, got everything turned in, cleaned up, new set of fatigues, all those kinds of things. It was kind of a fast blur at that point, trying to say goodbye to people, and- and hoping that they made it. Got on the plane, went to Seattle, went through a process I think I was there probably a week or so. Processing out, getting a physical and- and- and got a new set of dress greens, and had a good meal and whatnot. And then went to the airport and I- I thought, boy can only be great from �here, and I walked in the airport and of course there's all the protesters. And had signs everywhere and I walked, first thing it is, I went to the bathroom, walked in there and here's a trash can overflowing with dressed greens. Guys didn't want to have to deal with all the protesters, so they put on the civilian clothes of course it's, you can tell a soldier that’s been in war real quick and it didn't do ‘em any good to change their clothes but that's what they did. And I thought that's really sad, that that is truly sad to see that, those dress greens just running out the top of a garbage can. That image is still burnt in my brain and I thought, okay guys, I just went through a war, if you think you're gonna get me to take this off I got news for you, have at it. So, I left mine on and very proudly walked out there. And they, I didn't have any, they weren't interested in- in real confrontation. They just- they just wanted to be loud, so I just ignored ‘em. Got on a plane and flew home. (1:22:40) Interviewer: Alright and so when do you actually get back home? It’s now November, December? It had to be- it had to be in November. Interviewer: Okay. And I actually felt a commitment because I had been given the drop to go home and farm. I- I got home and the next day I was on a tractor. I and that's one of my bigger regrets is that I didn't take time to decompress, you know that's a matter of a week earlier I'd been in the jungle carrying a rifle and shooting at people. Interviewer: Yeah. And I didn't come home and take the time to decompress because I felt they gave me this drop, it's my responsibility to do what I said I was gonna do. So, I went home, and I farmed. �(1:23:30) Interviewer: Okay and so now what was the readjustment process like for you then? It was a- it was a struggle. I was a different individual and to try and come home, and I was very devoted to my family and my wife, but I didn't know how to do that. And she didn't know how to react to me either and it was- it was hard. It was- it was a tough experience for us to- to try and live through that being two totally different people, because now she was a mother and I hadn't been there for that process and I was a just a totally different… the pictures look like ten years difference and so.. Interviewer: And so how did you deal with that or sort things out? (1:24:25) Kept it inside. Tried to do what I thought people wanted to see. It wasn't exactly who I was and didn't talk about it, and that was the- that was a problem and didn't discover how big of a problem until years and years later. And didn't really talk a whole lot about it until my first Ripcord Reunion. Interviewer: Okay and when was that? That was the first year it was in Indianapolis. Interviewer: Okay. This is my fourth, so we were two years at Myrtle Beach and then two years before that in Indianapolis. Interviewer: Okay so 2011 was the… Yeah. Interviewer: Alright and did you manage to stay married all that time? Interesting that, now we're gonna get kind of personal. �Interviewer: Well if, this is you can talk about it or not. I will. (1:25:26) Interviewer: That’s… I will- I will. There’s no holds barred here. My wife and I were married for thirty years and it just through the process of the war and whatnot and a lot of other issues, she said that she wanted a divorce. And we went to counseling and whatnot and the counselor began to drag out, the psychologist, began to drag out some of this Vietnam stuff. He sensed that that was part of it, and he started part of that. And Laura began to hear some things that she had never heard before. And but anyway she filed for divorce and we got divorced in 1998. And she, I- I didn't want it and she called me the day the divorce was final and said, “Paul, I think I made a mistake.” And my comment to that was, “no shit.” But- but I said, “you got what you wanted,” so I walked away. And it was about, well 1999 December 23rd we got remarried and have been together and happy ever since. (1:26:55) Interviewer: And so now after that- that was kind of a product of all of that, the counseling, were you starting to get some counseling or some support by this time? Not a lot at that point in time. I- I became, because she started asking more questions then. And so, I did start to open up more, and then along came a job change and- and some other things went on and we moved from Iowa to Illinois. And eventually came in contact with Craig Van Hout and- and talked to me some and then he talked about there was an Illinois group that they were getting together, for just the guys from Illinois are gonna have lunch. And it was relatively close by, half an hour. Apprehensive about going to that and whatever but Laura finally prodded �me into doing that and we did and met some guys, and we went out laid a wreath at the cemetery there and whatnot. And got to know the guys; Floyd Alexander, Dale Lane and some of those guys, George Murphy and they said, “you've got to go to a reunion Paul. You’ve got to.” And Floyd it was just, it was fascinating because he helped me out back in the, your mind you wonder whether or not you remember the things that really happen. And so, I was talking with Floyd about April 1st and he said, “April 1st, that was the only time I was in Vietnam that we had to get resupplied with illumination rounds in the night to fire illumination for you guys.” And so, he just verified. (1:28:43) Interviewer: Yeah. You know the whole thing. So, anyway then I said “okay,” so I signed up for the reunion in- in 2011 and we went, and it was probably the best thing I ever did. And Laura's comment who was a speech and English teacher said it was fascinating to sit by the side and just watch you guys, everybody’s speaking the same language. You don't have to explain what a CA is, or what an LZ is, or what- what an RPG is, or, you don't have to explain anything. You just talk to one another because you all speak the same language. And so, it- it just kind of grew from there and- and she still thinks I've got PTSD which yeah, I probably do. [unintelligible] Interviewer: Yeah, so, it’s the sort of thing where different people deal with it different ways. You actually did what an awful lot of the World War II and Korea guys did, and that is you- you're carrying the baggage with you and you just kind of put it away. And it does affect your behavior and how you interact with people in certain ways and that sort of stuff. So, likely yeah if you go to the psychologist, they would diagnose that, but I'm not a �psychologist so I'm just a historian but I’ve seen a lot of that. But you know, but I mean that’s what you were always expected to do. Was just suck it up… (1:30:10) That’s what my dad did. Interviewer: And go forward and sometimes that works and sometimes if you're able to talk about, you work it through, you get control of it, and it doesn't rule you in the same way. And clearly your relationship with your wife has changed because of it, so that may help and certainly connecting with the guys who were there can be tremendously helpful. And in the meantime, what it's done is it's enabled you to sort out your story well enough that you've done a very good job of telling it today. Thank you. Interviewer: So, I’d like to thank you for coming and sharing. Thank you. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_HansmannP1891V Title A name given to the resource Hansmann, Paul (Interview transcript and video), 2014 Date A point or period of time associated with an event in the lifecycle of the resource 2014-10-31 Description An account of the resource Paul Hansmann was born in Cincinnati, Ohio on August 28, 1948. Hansmann was drafted in 1969 and underwent raining at Fort Bragg, Fort McClellan, Fort Benning, and Fort Polk. He was then selected for NCO school where he trained according to the war in Vietnam. He was then deployed to Camp Evans in Vietnam with the B Company, 2nd Battalion, 506th Regiment, 101st Airborne Division. He conducted Search and Destroy missions and was chosen to be on a battalion Killer Team in the mountains around Ripcord AO before the assault of the firebase. He was later stationed at Firebase Kathryn before recieving an early-out to go home and help his father in law farm in Iowa. Creator An entity primarily responsible for making the resource Hansmann, Paul N. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Vietnam War, 1961-1975--Personal narratives, American United States. Army Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived Veterans History Project collection, RHC-27 Rights Information about rights held in and over the resource <a href="https://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections & University Archives, 1 Campus Drive, Allendale, MI, 49401. Relation A related resource Veterans History Project (U.S.) Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/4beb17e0df191e8cb7d992511d5239e3.jpg 306c6a36c41c252aa9ceb4ce8a35f1d6 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS1449 .C85 A3 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0132 Title A name given to the resource Active Service Creator An entity primarily responsible for making the resource Hapgood, Theodore Brown (Designer) Description An account of the resource Binding of Active Service, by Stephen Crane, published by Frederick A. Stokes company, c.1899. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1899 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/60bd104750b284c4e2af7ed94fbb62c1.mp4 57085fda168acdccda64a317121800ee https://digitalcollections.library.gvsu.edu/files/original/491c16063f3546b926c1fdc30e8d9247.pdf 877e01d16ddbe9650a147e76d610a9eb PDF Text Text ORAL HISTORY INTERVIEW BILL HARDIMAN Born: May 26, 1947 in Pontiac, Michigan Resides: Kentwood, Michigan Interviewed by: James Smither PhD, GVSU Veterans History Project, Transcribed by: Joan Raymer, September 21, 2013 Interviewer: Now Bill, can you start us off with some background on yourself? To begin with, where and when were you born? Frist of all, my full name is Clyde Preston William Hardiman the third. I was born without the William part, but being named after my father, for some reason they called him bill and they called me Billy when I was a kid. I’m hoping no one will call be Billy now when I ran, folks knew me as, ran for public office, people knew me as Bill, so I added William to my name, so I was born Clyde Preston Hardiman, now William Hardiman III. I was born in Pontiac, Michigan in 1947, May 26th, 1947. Interviewer: What did your family do for a living in those days? Well, my dad painted signs, which, of course, doesn’t happen anymore. Everything is kind of printed up or done electronically, but he was quite a sign painter. 1:00 He would go out and paint the windows of gas stations or buildings, or whatever, and paint some advertisement for whatever business it was, and he was very good at it. We had a pretty large family, we were poor and you had to paint a lot of signs to take care of eight kids, I guess, but that’s what he did with—when I was two years old my family moved to Grand Rapids, Michigan. Interviewer: Did he continue on as a sign painter when he did that? 1 �He did, he did and my parents separated when I was about fourteen years old, so mom raised eight kids herself and she just did a phenomenal job under some very difficult circumstances. Interviewer: Where did you come in the sequence of kids? I was the third oldest of those living, I had a sister who died at childbirth, but I was the third oldest and I had two sisters older than me. 2:04 So, I was the oldest guy, so I kind of needed to be the man of the family, so that’s what I was, the oldest brother. Interviewer: Then how much education did you have? Well, a good education, I went to Franklin Elementary School right in Grand Rapids, and then South High School. The same school as Gerry Ford, but not at the same time, and then college, and I went to Grand Rapids Junior College, which it was back then and now it’s Grand Rapids Community College, then Grand Valley State University where I received my undergrad degree and then Western where I received my master’s in public administration. Interviewer: How far had you gotten in school when you were drafted? Were you entered in college or had you done some of that? That’s an excellent point, I really graduated from high school, went down to Junior College, it was called at that point in time, did a semester and didn’t really know what I wanted to do. 3:07 I got out and I was drafted, and went back to school once I came back and was a bit more focused and serious about life. Interviewer: At the time you got drafted, did you have much of an awareness of what was going on in the world or that there was a war in Vietnam or any of that kind of thing? 2 �You know it seem kind of amazing now to look back at that time, but I can remember growing up and thinking, “I don’t even know who the mayor is, or what a mayor is”, and I wasn’t as aware, I mean I knew there was a war going on and that became more, and more real to me once I was drafted and in the army, but didn’t know much about it and didn’t know the politics around it. I was just a young kid and I was drafted. Interviewer: When did you get your draft notice? 4:02 Boy, I don’t know, I mean I went into the army in October of 1966, so sometime, a little while before that. I went down, I think it was Fort Knox, Kentucky, and I was at that time a conscientious objector, so I went down to Fort Sam Houston and became a medic. Interviewer: How did you go about the business of getting yourself classified as a conscientious objector? I don’t know, it was through my church, it was The Church of God at the time and again, I was learning about life. Once I went over to Vietnam—I remember going over and one of the sergeants, or whatever, was handing out weapons and I said, “No”, and he said, “You’re going now, so there’s no sense in claiming that”, and I said, “Well, that’s what I believe”. Once I was over there I kind of began to think about it for myself and not just my church. 5:05 I’m a very strong Christ follower, but sometimes a church can dictate a certain thing and I thought, “You know what, I would—I love my country, I want to protect my country, but I would certainly protect my patients and myself, being a medic”, so I realized I was always looking to see whether, as we traveled, where the nearest firearm was in case I needed to grab it and protect, so I thought, “Good grief, you might as well carry a weapon”, so after about nine months in Vietnam, I did carry a forty-five for that protection. 3 �Interviewer: We’re going to go back sort of to—you get inducted, were you processed on Fort Knox, or were you processed in Michigan first and given test and things like that in Detroit or someplace? 6:00 It’s kind of hazy because of the years, but I think there were some test that there and then I went to Fort Knox for induction and then they sent us over to Fort Sam Houston for basic training, and also AIT training. Interviewer: What did your basic training consist of? Everything except the firearms, and I tell a story quite often about that, because I think I learned so much, and really grew as a person and matured into manhood from my time in the army. I remember going down to Fort Sam Houston and we were going through our basic training. We’re out in the field and the sergeant started yelling at us and jumping us just like they do everyone else and the pressure was very hard initially, being a young kid and I have never been away from home to speak of and had never been out of the state of Michigan. 7:00 Here I am, away from family, away from home, and there’s all this pressure on me. But, I kind of knew how to behave myself, so I was just dealing with it, but I remember one day we were out in the field and we were doing the low crawl, and crawling under barbed wire and our elbows and knees were boing skinned up and the barbed wire was catching and it was pretty miserable, we were working hard and we stopped and took a break, and I remember folks sitting out in the field under this tree and the sergeant started to talk to us. This was after a few weeks after we have been in and one of the guys said to the sergeant, “Hey, you guys are so bad, you’re almost being inhuman. Why are you so hard on us?” I’ll never forget what the sergeant said, and it has helped me in life, he said, “When you leave here, some of you will go to Vietnam and 4 �you’re going to be in a war zone. 8:03 And I sense you’re not used to being in a war zone, so you have to learn how to obey orders and do them immediately without question. I’m not saying that everything in life you obey orders immediately, but you have to be able to move quickly, and if you take time to stand up and say, “Oh, I object to that order”, you can be killed, so we’re going to put pressure on you, so you’ll know how to respond to that pressure when you get into the war zone”, and that did something to me. In fact, right after that when we went back to doing the low crawl and we were crawling under the barbed wire, my knees and elbows were being skinned up and I was getting scratched from the barbed wire, there was almost a sense of joy, or delight in here, because I knew it was for a good purpose, and for me, and again, my faith is very important, that relates back to my heavenly father. 9:00 Sometimes we go through things that are very difficult, but they’re really for our own good, and I’ve seen that in my life, so that is one experience that I keep with me. Interviewer: Now, was the company that you were training with, were these all people that were classified as conscientious objectors, or did you just kind of not do the weapons drills that the rest of them did? I believe—this was at Fort Sam Houston, so we were all conscientious objectors at that point in time. Interviewer: What kind—how did they otherwise treat you? You got the drill sergeants and people like that, and at that point did they sort of respect your decision and just treat you like anybody else, or did you have any kind of negativity from, you know, suggesting that you were trying to get out of something? 5 �I think they treated us pretty much the same. I had nothing to compare it with, but it was when I went over to Vietnam and got to Vietnam and someone said, “Well, the gig’s up, you know, you’re here now, so you might as well take a rifle”, and I did, as I said, until I began to examine my own feeling about it. 10:07 Then nine months into it I did, because I knew that I would fight to defend my patients and myself and now I love my country, so I understand it a little bit differently than I did back then, when I was a kid, basically. Interviewer: what kind of people were you training alongside when you were down there? Where were they from and what kinds of backgrounds did they have? All over, all over this region I guess, that’s where we went and I don’t remember the training as much again—some of it’s kind of hazy because of the years. I do remember going off site and ended up going to a church where I got to know some people there, and really enjoyed that. 11:00 About the only other thing I remember very distinctly is standing in formation when we were going to be told where we were going, and I was, quite frankly, hoping to go to someplace where there wasn’t necessarily war. I remember we were all standing in line, and we stood in line as parade rest and when our name was called we had to come to attention. The called my name and said, “Private Hardiman, Southeast Asia”, and there was a lot of concern and weight on my shoulders up to that time, and once they said that I knew where I was going and it was almost like the weight was taken off and I was at attention, I saluted and I said, “Yes sir”, and went back to parade rest and I knew where I was going and the good lord took care of me very well. 12:00 Interviewer: So, that happened after the AIT? 6 �Right, after the training and the time when you get your assignment and we got our assignment, so we were able to come back home and then ship out. Interviewer: Did your AIT go beyond just regular infantry training, and were you now getting more specialized training? Yes, training as a medic—although it wasn’t very appropriate for where I was going. It was training to work in a hospital. We knew how to make those beds real tight and move the bed pans around and all that kind of thing, which—and give shots, and most of that I didn’t use when I was in Vietnam. When I went to Vietnam, if I could talk about that part, and I will say this, I still remember going out and believe it was, I was shipped out, was shipped over to Oakland—we went through Oakland and I remember being on this bus and I believe it was Easter. 13:07 I haven’t checked back on any calendar to see, but I believe it was Easter, it was a Sunday and the bus was going through town and it was going past this church and I saw the people in their Easter clothes with little girls dressed up in their dresses and everything looked very nice. I was yearning to go to church right then, but I was on my way over to a place that I didn’t know if I would come back from. But, I remember that, and then we went to Vietnam. Interviewer: How did they get you to Vietnam? Did you fly or take a ship? I think it was a ship, it was a ship or—I believe it was a ship and then we went up the coast to Chu Lai. 14:00 I remember sleeping out on the beach there the first night we landed and I’m wondering, “Aren’t we out in the open here? I suppose my superiors know what they’re doing, but it seems like we’re vulnerable”. Then we went up to Chu Lai where there was an actual sort of hospital there and a real doctor. Then we were moved out to the line barrier and I can’t remember if it was Duc Pho or Mo Duc, but it 7 �was one of the smaller towns and I was with an artillery unit. I was attached to an infantry unit and we were on a hill, a big gun. When we first landed we were at this hospital, and I remember this incident, there were six medics in this ten—I was one of six medics in this tent, and some had been there for quite some time, I was brand new and they were kind of telling us what would happen and all of a sudden we were hit by mortar attack. 15:06 There was this hill next to us and on the other side of that hill was the ammo dump. Well, I didn’t know much about weapons and warfare, but the Cong , with their mortars, hit the ammo dump and it started to explode and someone said, “Hit the deck”, and they didn’t have to invite me twice, and like all the other folks in the tent, I dropped to the ground and I was so afraid, and the ground was hard, but I felt my fingers, I could almost still feel them, I wanted to dig into the dirt and cover myself up, and I looked up through the opening in the tent and it looked like the fourth of July, because I thought, “Boy these mortars are really incredible”, but actually they had hit the ammo dump and tracers, and whatnot, were just exploding. 16:00 I don’t know how long we were there, but something happened that changed everything. Someone ran by the tent and yelled one word, “Medic”, and every one of those guys jumped up and grabbed their aid bag and ran out to help someone. I had just landed, didn’t know what I was doing, but I thought, “I am not going to shirk my duty, I’m not going to be left here”, so I grabbed my bag and ran out, didn’t know where I was going, and running toward our perimeter just looking for someone to help. I realized something, that courage is not the absence of fear, I don’t think you can be courageous if you don’t fear, it’s overcoming that fear and doing the right thing regardless. I remember running toward the perimeter and this guy was in this foxhole, and he said, “Are you nuts? Get in here”. 17:00 He 8 �didn’t have to invite me twice, I got in the foxhole, but that was my, kind of my initiation and then I was moved out to the line battery where I actually became—everyone called me “doc”, I was the doctor. I wasn’t a medical doctor, but everyone knew that if you get hurt, this is the guy, so I had pretty good treatment while I was out there and I took my responsibility very seriously. Interviewer: Describe the position where you were assigned. What was there and what was the country like around it? We were on a hill with our hooches, huts there, sandbagged, we had sandbags and that’s where we lived. There was a perimeter around the edge of the hill, there were hardened ground walkways to the various sites, mess hall and others, and there was a road that led down to the village below. 18:06 We were, I guess, protecting that village, Vietnamese village, and there were kind of woods and jungle around us. The infantry was there and every once in a while they would have to go out and march down that hill and you never knew who was coming back. Someone had—I love basketball and someone had set up a couple of baskets, and the ground was hard because they had played on it so often. You could actually bounce the ball, it might not come up very straight, but you could bounce the ball. I remember playing basketball and I loved doing it because I actually escaped Vietnam when I did that. I’m very competitive, so I was only on the basketball court, I wasn’t in Vietnam, I wasn’t in the United States, I was just on the basketball court and I wanted to win that game. 19:00 Sometimes the game was interrupted, I remember one time a guy was handling a land mine and he didn’t disconnect it. I don’t know if he was just lazy, or what, and the cry for a medic went out. I ran over and by the time I got over there they were picking up body parts and throwing them on a rubber bag, so I just helped 9 �them do that. Another time we were interrupted and the infantry had to go out and I saw them grab their equipment and didn’t know if they would come back, so it was sort of surreal in that way that all of a sudden you’re playing basketball, you’re only on the basketball court and then immediately you’re brought right back to Vietnam. At times there were firefights, our big guns were there and could shoot quite a distance, and sometimes we’d see over on a distant hill that maybe Charlie was out there, and you’d see these helicopters and it was pretty incredible. 20:07 You would see the copters come out and at night it was almost like a fire show and they would just pepper the area and you could see the tracers and you’d just watch the whole thing. Sometimes the jets would come out and it was incredible because they would go faster than the speed of sound, so they’d come out and they’d swing down and pepper an area and swing back up. The idea was that Charlie would come out once it stopped and all of a sudden they’d come back again and pepper the area again and you could see the tracers. Then sometimes we had to deal with an attack ourselves. Sometimes an attack came from another area and they called it the General scare. The word would get out that the General was coming and we got to fix this place up. 21:00 And I always thought it was kind of--a little strange that we were trying to clean up the dirt and our houses were made of dirt sandbags, but we wanted to clean it up so the General would think it looked nice. We’re in a war, but anyway, I did it because that’s what we were supposed to do. Interviewer: We’re you in the same place for your full tour, or did they move you around? I was in the same place and we were about to be moved when I was leaving. Our unit was going up close to the DMZ, but I think what was very meaningful to me was, as the 10 �“doc” It was—you think of the bartender, I was the guy that people would come and talk to, or I would do things that I had never done before. Like I said, my training was more for a hospital and that’s not where I was. 22:00 When I got there, the medic leaving said, “Well, here’s some more equipment”, and it was a suturing kit and I don’t know where they picked it up and I know someone brought me and I don’t know if it was old, I think it was because I remember, and I sewed people up, you just did what you had to do. I dealt with an ingrown toenail, I had never seen and ingrown toenail before, but I was kind of calm enough to let folks know that I thought I knew what I was doing and could figure something out and do it. There was this 2nd Lieutenant and he was gung ho, like 2nd Lieutenants seem to be, and he came and woke me up in my hut one time and he said, “Doc, get up, get up, I’ve got this cut on my eye, fix me up”, and I said, “Sir, I can call in a chopper and send you back to a real doctor”, and he said, “No, no that, I’ve got to get back to work and my men,”, and I said, “Are you sure?” 23:00 He said, “Yup, yup, just fix me up” so I got out my little suturing kit and I said, “Let me give you a little something to kill the pain”, and he said, “No, no, just sew it up”. I said, “Sir, are you sure?” He said, “Yes, yes, just take care of it”, so I started suturing him up and unfortunately the needles were old and the needle broke. One of them I put a stitch inside and, I said, “Oh, excuse me sir just one moment”, and I went and got another one and took that one out and sewed it up. He came back later on and said, “Hey doc, you did a great job, I don’t even have a scar”, and I said, “Thank you, thank you sir”. It was the kids; I think that I was very impressed with. I love kids, and the kids would come up the road. Interviewer: Vietnamese kids from the village? 11 �They were Vietnamese kids, and I remember that some organization sent us a big box of candy every month. 24:05 They were trying to be nice , but if we ate all that candy our teeth would rot and fall out, so I started going to the gate and giving the kids some candy. The first day there might be three kids there and the second day—they all knew me as “doc”, and there might be six kids there, the third day twelve kids, and the crowd just kept growing and growing. We had our green fatigue jackets and I use to put candy in my pockets and I’d go there. Well, after a while it got so big and I had my aid bag, and I had another bag full of candy and I started going to the other soldiers and said, “Are you going to eat that candy?” “Of course not doc, take it”, so I had tons of candy in the supply and I just started going and befriending the kids and talking to them and giving them candy and after a while I met a couple of kids that I adopted. I didn’t actually adopt them, but they were my kids. 25:03 There was Song and Duc and I loved those two little girls and later a little boy that had been hit by white phosphorous, his name was Mot. I can’t remember his sister’s name, but I have a picture at home. I would start treating his wounds and I almost wanted to adopt him, but I would have had to extend to adopt him and I just felt like, “Okay, if you buy it now that’s okay, there’s nothing you can do, but if I extend and buy it, that’s my fault”, so that’s the way I felt back then, so— but Song and Duc, they were beautiful little girls and I they might have been ten or twelve, but they seemed so little, I use to pick them up and hold them, they just seemed little, and after a while I kind of organized it where the other soldiers sort of adopted kids too. 26:01 We would bring them on the hill sometimes on Saturday and give them candy and just befriend them, and even to the point where one was sick and one of the soldiers woke me up and said, “Doc, you’ve got to come and help my son, my boy”, and 12 �he took me down to the village and I’m walking and, “Does someone have a rifle, or something?” We could be taken out, but we went down and I tried to help his little boy. I ended up sending him to the hospital, but anyway, Song and Duc were two beautiful young kids. I’ve told this story many times to many classes when I speak in schools. Song was rather impetuous, she just did things, but Duc, she could wrap me around her little finger. She would look at me with those pretty eyes and she would say, “Doc, I do what you say”, and I’d say, “I know, and you’re such a good little girl”. Here’s an example, one day I was walking down the hill, going to the village, and on the side of the road there was a house of ill repute. 27:04 I looked over and I saw my two little girls outside, and I said, “Song and Duc, what are you doing over here? You know you shouldn’t be over here, Doc doesn’t like that ”, and they said, “Oh, we no do nothing”, and I walked up to Song and I said, “Song, are you smoking?” she said, “No Doc, I don’t smoke”, and she had her arms behind her back like that with smoke coming up from behind her back, and I said, “Song, you throw that cigarette away, that’s not for you, Doc doesn’t like that”, so she threw it away, but Duc came up to me and she looked at me with her pretty little eyes and she said, “Doc, I no smoke”, and I said, “I know, you’re such a good little girl”. Let’s go back to the candy. I would come down, hand out the candy, but sometimes the crowd got so large that they started to press up against me and try to put their hands in my bag to try to get the candy, so I’d take a handful of candy and throw it on the ground. 28:02 That sounds horrible, but they were almost knocking me over. They would dive on the ground and scratch around in the dirt, the candy was covered with paper, but still—you know—so I could stand up and keep passing out candy. I told my girls, “Listen, you’re Doc’s girls and I don’t want you to scratch around 13 �in the dirt for candy, so if you trust me, and if you wait, I’ll give you the most and I’ll give you the best”. They said, “Okay Doc”, so I did that again and again and one day I saw that Song was excited when the kids would scratch around in the dirt for candy. I’d come out and start passing out candy, first they were okay and after a while the crowd would press up against me and were about to knock me over. I’d put my hand in the bag and throw the candy on the ground and the kids would dive on the ground and get the candy. I’d start passing out candy and Duc would just stand there, she wasn’t even watching, she knew I’d take care of her because I did. Song would too, but she was excited by watching the kids scratch around in the dirt for that candy. 29:04 After three or four days, one day I was passing out candy and after I’d thrown some on the ground and Duc [Song?] saw the kids getting the candy first and she’s look at me, and she’d look at the kids, and she’s look at me and look at the kids, and pretty soon she was rocking, she was trying to decide, and our of the corner of my eye I saw her dive down in the dirt to get that candy. I thought, “Oh, Song, why did you do that?” Afterwards, I wouldn’t give her any more candy because I wanted her to learn a lesson. Duc would come up to me and say, “Doc, I do what you say”, and I said, “I know you do honey, and here’s the most and best”. I’ve told that story so many times to kids, and say, “Wait for the best thing, wait for the right thing”, and I’ve had kids come back to me, even after a couple of years, and remind me of that story, so, that was one of the things I picked up in Vietnam. Interviewer: How regular was it to go into the village and that kind of thing? Did you go down during the day, or whenever you wanted to? 30:00 I usually didn’t go very often, some of the guys did, some of the guys stopped off at the house there, but I didn’t go down very much, usually if there was a reason. If someone 14 �needed my help, or—one time someone was pregnant and I thought, “Wait, this is way outside my understanding”, but any rate we tried to help out where we could. So, once in a while I would go down, but most of the time I was up on the hill. Interviewer: So, most of the stuff with the kids was they would come up to the hill to get the candy? They would come to the hill to get the candy and sometimes I would go down, but just for recreation. Interviewer: Then did any of the Vietnamese civilians come onto the base and do any work for you or anything like that? They did, and I can still remember the barber, the guy that shaved us and cut our hair and I still remember this blade that he had and he’s coming up my neck. I’m thinking, “this really could be a Vietcong and he could just take my life right now”, but he didn’t, thank God. 31:07 What seemed amazing to me was we were there fighting and this war, to me, was different than other wars. In other wars you’re taking territory. What was morbid about Vietnam, because it was the first war that this terrorist thing seemed to enter, was that you couldn’t tell if you were winning the war by taking ground, because you didn’t take ground, so you had to use body count, which was very morbid. The other thing was, you know, who knew who was who. Sometime you’re fighting and if a guy's out there with a rifle you shoot at him. If he puts it down and picks up a hoe you protect him, so who really knew if, these folks that were coming into camp and were shaving us, were Vietcong, or not. 32:05 It wasn’t like the suicide missions of today, because you just wouldn’t allow that, because—but that was the strange part of the war to me. 15 �Interviewer: Now, was the Vietcong active enough in the area to cause any problems in the village, or with the villagers that you were aware of? I think so, I don’t remember all the specifics, but they seemed to be all over. Interviewer: Now, as a medic for the artillery unit, did you look after, to some extent, just the people in the village and the area, and then the men in the unit you were assigned to, would you also help out the infantry if they had patrols and had casualties? Right, any soldier, any armed forces that was there I would look after. I don’t think we had to, but I tried to help the people that were there, because they were people. 33:01 I do remember, after a while, a year seemed like such a long time, I mean, I was a kid and the other guys were kids. I remember there were some nurses from Canada, I don’t know where I saw them, but I just remember listening to them and it was amazing to hear someone, a woman who spoke English, but I mean it was just kind of delightful to get to hear that after a while, and after a while, ten months, eleven months. The other thing was, you didn’t go over to fight with your unit until the war was won, you went over for a year, so people were coming and going all the time, and I think that also was another element with Vietnam that helped to change the nature, there’s something about the camaraderie that you build with the unit. Here the goal was to make it for a year and then you could go home. 34: 04 I’m proud to have served my country. There were some that took off to Canada and didn’t do it, but I was proud to serve my country even in a kind of crazy war like that, but I was anxious to go home. I remember getting stuff in the mail. I think my little sister sent popcorn, or something, which by the time it got there was stale, or dry, but it was really wonderful and I wanted to see my family and I 16 �remember when we got short, our time was short, we carried around this little stick they make over there, it’s called a “short timer's stick” and I remember walking proudly around like the other guy had done when he was short and everyone knew that my time was short. I still remember leaving and when I got down to the place where we were going to fly out from, I remember walking up to the plane and thinking, “Man, I’d hate to get it right now when I’m almost on the plane”. 35:07 It was quite an experience and I learned a lot about life and I served my country. There’s something about being a soldier and I admire those who served their country back then, prior to that, and those who serve their country now, and even in the Michigan Senate, where I served for eight years, we had a Memorial Day service and as veterans we would stand there, everyone would get a flag that was folded if someone from your district gave his life. I’ve had to walk up and put my flag in the basket. It represents a whole life and all the people that know and loved that individual. 36:00 It was a very meaningful time, and then, because I was a veteran, I would stand next to the basket as others came and we would receive those flags. I would stand at attention knowing that hearts were breaking in the people in the audience, because they were seeing the power of that moment, but I realized that I was there to do what’s right, to serve even through difficult times, because we had served in a difficult time in Vietnam and done the right thing, what I felt we were called upon to do and I was still serving and still a soldier trying to do the right thing, even now in life. So that time taught me a lot about life. Interviewer: I want to go back and kind of fill in some of the other pieces of the picture and the experience here. One thing was, you, in a way, were in kind of an unusual situation in that you did stay in the same place the whole time and with the 17 �same unit the whole year. 37:00 You weren’t moving around and that sort of thing, and my impression, just in passing, was that you weren’t taking a whole lot of casualties out of there. Did you get hit by mortars periodically or things like that? Sometimes, yes Interviewer: Were there ever like sappers trying to get into the base, or ground attacks that you can recall? I can remember preparing for some of the things, and I don’t know if I blocked our a few things, but I don’t remember anyone getting into the base. We were pretty well fortified and most of our efforts seemed to be shooting our big guns quite a distance and sending down the infantry that actually fought. I do remember as Tet was beginning, I guess beginning, and the preparation and the tension there rose quite a bit. 38:03 I think that’s why my time to leave seemed to be right in one situation, although, I didn’t want to leave—you hate to leave the people that you care about, including Mot. I asked the medic who was coming in to replace me, “Would you please take care of the boy, I don’t know if he did or not, and I hope he did. Interviewer: You also mentioned, and I was also going to ask you that in part because you were talking about—because everyone was on their own clock, or their own calendar, yo don’t have quite the same kind of camaraderie you do if yo train with people and go over as a unit, but you would have had a certain amount of continuity at least. There are people there alongside for a number of months and you’re not taking large numbers of casualties, which means there is, at least, some room for guys to get oriented and to learn how to do it well, so in a way, that side of the replacement system functions reasonably well. 39:04 18 �Absolutely, there were folks that we obviously got to know, and like I said, I was known as Doc, so people would come to me, not only with their ailments and what not, but with the stories of what was going on in their life and I would talk to them about that. But, I think there’s something to be said that here’s a unit that’s going over to accomplish a purpose and we’re going to stick to it until we accomplish the purpose. We may lose some, but then we’re going to go home together, that part was different. Again, all I’ve experienced is Vietnam. Interviewer: Did you have kind of a daily routine while you were living on the base? Yes, but I can’t remember it very much. I think, mostly, my duty was just taking care of folks and dealing with emergencies as they came up. 40:05 Where a lot of guys had to take turns doing something that I thought was a joke when I first heard it. When I first landed over they said they burned the manure, that’s not what they called it, but anyway, and I thought, “Oh come on, you’re pulling my leg because I’m new”, and then in formation they said they were going to start picking out guys to go and that’s their duty. I think I’d rather have KP, and I remember trying to be rather inconspicuous in the crowd as people actually did that, I thought, “This is crazy”. Of course we didn’t have plumbing over there, so that’s what they did. Interviewer: Pouring Diesel fuel onto barrels of waste and setting fire to it? Right, you had a big pot and the latrines were there and that’s where everything went and you burned it, which I’d never heard of that. 41:00 So, there were various duties and once I went to the line battery I was excluded from all of that, so it was mainly being on hand and working with folks and ready to help. 19 �Interviewer: To a certain extent, your job was mainly waiting for something to happen; they had to generate business for you. Right, and perhaps that’s why I kind of became the counselor and the befriender of the kids and everything else, because we did have free time, but when we got busy, and there were times that things happened, then you were busy. Interviewer: Now, did you get any R&R time during that year? Did you get to go off the base? Actually, I didn’t go off the base during that—I remember some guys were going certain places. 42:02 They were talking about some of the things they liked to do, which some of them I didn’t do because of my beliefs and what not. But, I didn’t really—I don’t think that I ever when off the base, I mean, I went down to the village, but not to another site. Interviewer: Would you ever get sent back to the hospital or anything like that, or just stay at your post? We did travel some, because I remember being in a chopper, I remember traveling down the road in a Jeep, and that’s kind of where I thought through—yes, come to think of it, some of it’s coming back now, and we did travel some and that’s where I really started to think through, because I found myself before, when I wasn’t carrying a firearm, I found myself, and it’s just the way I think, “What am I going to do if this happens, or that happens? If guys get hit, I’m going to grab this gun and protect”. 43:02 Then I thought, “Wait a minute, bill, you kind of answered your own question, you will protect”, so I took, like I said, about nine months into it I took a forty-five, so I could protect my patients and myself. So, we did travel, I do remember traveling on a chopper, I 20 �remember going up and I don’t know if we were heading back to the base, or taking folks somewhere, but I remember looking at the puffs of smoke as Charlie was shooting at us and I remember wanting to move myself around, but where can you go, you know. I thought it would be pretty bad to get hit in the butt while you’re flying up here, but anyway, that’s just what happened. So, yes, I did travel somewhat and come to think of it, I do remember the old Jeep like medic trucks with the big red cross on it. 44:00 Almost like what you see in M.A.S.H., which is kind of amazing that we didn’t change very much, but yes, even as I talk about it, some of that’s coming back to me. Interviewer: So, you might take patients to a hospital or to an aid station, someplace where they brought casualties, and you could help out, so there is some movement back and forth there? Right, yes I did do that, yes and thank you, you’re very good. Interviewer: We do our best. Now, on a different side of things, you played basketball, was there anything else to do for entertainment, or to kill time when there wasn’t much going on? I’m sure there was, I just-Interviewer: Did you guys play cards or that kind of thing? Yeah, yeah, so I—yes, I did play cards. I loved playing Tonk and this got me off—this guy just seemed to—he knew right when to come down and I was thrilled if I could beat him just a little, a few games. 45:03 But, so yes, we would do things like that and like I said, there were other activities that some of the guys did. Interviewer: Now you said you got some packages from home once in a while, would you write home regularly, or did they write you, how did that work? 21 �I think I wrote some time and they would write me, my sister and my mom. It’s amazing, I don’t know how healthy some of the things were that had to take that much time to get there, but it tasted good, because it was from home, but yes, and that was very meaningful to get things from other people. I think there was a group that would send cards, or letters out to some of the soldiers, which was also meaningful. Anytime you got anything from home it meant something, whether you knew the person or not, but certainly from those that you know and love. Interviewer: Some of the larger bases, they might actually bring entertainment in of one kind or another, out there, whether it was bands from the Philippines, or USO things. 46:06 Was your base too small for that kind of thing? Yeah, it was too small and most of our visitors were Generals coming through to inspect and then we’d have the General scare, as I called it. Interviewer: Did you have much of a sense of what was actually going on in the war while you were there, or did you just stay focused on your own immediate area? Again, it’s pretty haze because of the years, but I think we had some sense, we’d hear reports, we knew that things were cranking up, Tet, we knew some of the things that were happening up at the DMZ, but that was just—you’d hear from the infantry usually, because they were moving around and come in, so we did have some sense. I don’t have a sense that I was really that well informed, not at all. 47:02 Interviewer: Did you have sources of information beyond just what other soldiers said? I mean, were you reading Stars and Stripes, or was there radio you could listen to? 22 �I think there was, but that’s not what stood out with me over the years. I guess it’s funny, the things that do stand out, or don’t. Interviewer: How would you characterize morale in the unit that you were with, and the attitudes of the guys around you? I think it was pretty decent for the situation that we were in, and obviously some of the folks were very gung hoe like the 2nd Louie, some were doing okay and bidding their time. I think some liked army life, but most folks wanted to get back home to what we call the real world. 48:00 We heard the different songs—I think the one song, I can’t remember the group, but it said, “Give me a ticket on an airplane, ain’t got time to take a fast train”, I mean, that was real big about the time I was getting ready to go back home and I don’t know when it came out. I remember at South High School there were a few folks that were famous, obviously President Ford went there, and Al Green went there about the same time I did. He’s a singer and I remember getting back home later on and he had hit it big. I’d—his brother use to sing in these gospel quartets that I use to sing in, you know, in a group, and I guess he did too early on and then all of a sudden I got back home and I heard his song and someone was giving me a ride, I think he was, and I said, “That’s your song”. “Where have you been?” “Well, I’ve been in Vietnam”, but now it’s being played on popular music, so there are a lot of things you miss. 49:02 Yeah, there is a lot that I missed, obviously. Interviewer: Now, there are stereotype images of Vietnam and what went on in Vietnam and a certain kind of standard list of things, and one is racial tensions and also, issues of drug use, and people going out of the way and behaving badly and trying to get kicked out of the military and a lot of that kind of thing, or even 23 �fragging officers and that sort of stuff. Were you aware of any of that going on around you? Racial tensions, yes—yes, drug use, I was aware more of alcohol use, but I didn’t drink alcohol, so I wasn’t as in tune to all of that, but I think there were some who—I don’t remember any specific situations, but just were misbehaving, because that’s what they did in general. 50:08 Interviewer: Can you talk a little bit about what form racial tensions played themselves out in, or what way you were aware of people’s attitudes, or that kind of thing? I just remember one of the docs, he seemed to be a nice guy , but when he drank a little bit too much he’s start to make some comments toward me. Unfortunate, but that’s what happened, but I figured I got to survive and keep pushing and do what I’m here to do, so I did. Fortunately, I didn’t have to spend my whole year there, it was just initially when I first came in and was at the hospital, or it was at the unit that I was from. Interviewer: But, when you were out there in the field, out on that firebase, did they worry about that kind of stuff? 51:05 I did not notice a whole lot out there. I’m not saying that it didn’t take place at all, but I didn’t pick up on it so much there. I think. From my standpoint, that people were trying to survive and there were some—I remember this African American sergeant who seemed like a real standup guy, a big strong real leader, actually I remember playing basketball with him and he did these behind the back passes, so I think people were there trying to survive at that point in time. Interviewer: That does seem to be a fairly consistent pattern, I mean, the farther away you get from the rear areas and the safe areas, and you’re more out there, you 24 �need each other more than most of the rest of the stuff and you don’t worry about it as much. Absolutely, I think the—I don’t know if people saw color when they saw me, they saw Doc. 52:00 And whether it’s a 2nd Lieutenant waking me up it’s the African American soldier that wakes me up and says, “Hey, my kid is sick, come and help him”, meaning his Vietnamese kid that he adopted. I was just the Doc and I think people saw each other that way a little bit more, again away from the higher ranking superiors. Interviewer: As your time was coming to an end, did anyone make an effort to encourage you to reup and do another tour or anything like that? They may have, but I don’t remember it. I’m a pretty independent thinker, again I thought about just extending this to the adoption, but I decided against it. I do miss—I missed some of those kids after a while, but I’m a single guy and I think I was eighteen when I went over, or nineteen, so what did I know. 53:10 Interviewer: Once your tour was over and they’re sending you back to the states, did you still have time left on your enlistment? I had six months, which I served in Wilmington, Ohio, so it was six hours away from home. I know, because I’d come home as often as I could and I wanted to be home so badly that we had to be there at six o’clock in the morning and try as I might it seemed like I was always leaving around twelve o’clock midnight and driving like crazy to get back in time, but it was just hard to get away from home before that time. 54:00 Interviewer: Now, at the point when your tour ends, your year is up, you get to leave the base and go back home, do you remember anything about that trip, or leaving the base, or crossing the ocean? Did you fly back? 25 �We flew back and I remember, as I said, I was about to get on the plane and take off and I’m thinking, “Boy, I hope I don’t get it here”, because I was just almost in the plane, and then I remember we landed in Washington, I think it was Washington. Interviewer: It might have been because a lot of people landed at the SeattleTacoma. I remember a couple things—we landed and I was so thrilled to be back in the United States of America and I remember that I seemed to love the country more when I came back that I did when I left. 55:01 I think when you give something, just like our families, when you sacrifice and give, it’s just like you loved them more, well, “Where your treasure is, may your heart be also”, so we gave the treasure of risking our lives and our time, but I remember when I landed I wanted so badly to just get out and get down and kiss the ground. I didn’t because I thought certain people would probably be looking, but we were at the airport, but I had this urge to just drop down and kiss the concrete, or something. I didn’t kiss it, but I remember walking in the airport and I saw this young lady with these shoes and the straps came up this high on her ankles and I thought, “Boy the styles have really changed a lot in a year”, but it may have been that it was the west coast and I was from Michigan, but you notice those kind of different things. It’s just, “What a thrill and a joy to be back home”. 56:00 Interviewer: So, there they didn’t have any anti-war protestors around when you got in, or anything like that? I don’t remember them, now I know that it was a very unpopular war and sometimes people took it out— 26 �Interviewer: A lot happened in Oakland and to the people who would fly into Oakland talk about it, but maybe not necessarily up in Washington. I think that I was probably saved from that. Now, I do know that we understood that being Vietnam veterans was not popular, so you just didn’t mention that you served, which is a shame, even if it could be another Vietnam vet. I’ve heard of people working next to each other in a factory with one machine next to the other for ten to twelve years and one not mentioning to the other that they served in Vietnam. I talk about it a lot now, because I just think we ought to honor those who serve even if we don’t like the war. 57:00 But, I do remember experiencing that and seen some of the disdain, but I don’t remember a lot of the protest, personally, I mean, I’ve seen it on TV of course. Interviewer: Now, when they send you out to Wilmington, Ohio what were you doing there? It’s funny, but I remember very little of what I did there. I was at the base and I think there was a medical unit there, or something, and it was pretty boring compared to Vietnam. Mainly, I remember getting off base and coming home, those were my big memories and I remember hardly anything of being there. Interviewer: That’s also a period, I mean this is—you come back in the spring of 1968 and then that middle part of 1968 was a pretty crazy time in this country. Martin Luther King gets killed, Johnson decides he’s not going to run, you get Robert Kennedy getting killed and the election and all the rest of that stuff going on. 58:07 Did you pay much attention to that? Oh yes, and I was very attuned to it, because the riots—I was just trying to understand it all and thinking, “Why are blacks rioting in their own areas?” I mean, if—not that I 27 �wanted them to hurt anyone else, but it just doesn’t seem to make any sense. But, I think the anger; the—sometimes it’s not always logical. I remember the Kennedy’s, I remember thinking that— I mean, I’m a republican now, but I thought Bobby Kennedy was a pretty good guy and thought he might have been a better president than his brother John. 59:10 But, then he was shot too and Ted was left and I didn’t want him to be president, but then that’s just my own opinion. Then, of course, Doctor King and all that went around there. It was an incredible time, just an absolutely incredible time, and that’s probably why just being on the base didn’t’ seem to—I hardly have—I don’t have much memory at all of that. Interviewer: Now, when yo finally do get discharged then, later in 1968, do yo go back home then to Grand Rapids and try to pick up where you left off? Right, right, I remember wanting to get a GTO. 00:06 I remember I sent money home, but I think it was a 1968 and I love white cars, I still buy a white car now, but I remember wanting to get a GTO, Go, and I think when I first got back I got a Mustang to drive back and forth and I couldn’t afford a GTO, so I got a Le Mans, the same body, but it doesn’t have the big engine and what not. But, it had the bucket seats, so that was cool and then just went back to work and eventually went back to school. Interviewer: What kind of job did yo get when you got back? Well, let’s see, I think I worked at Dexter Lock, I think I worked there—I can’t remember if I worked there just when I got back, or if I worked at GM. 1:11 I know I worked at GM when I started school again, and I worked full time and went to school full time. I think I was married by that time and just trying to catch up on life. It was like I had let some time slip away, so it was time to knuckle down, so full time doing both. 28 �Interviewer: Were you able to use GI benefits for tuition and things like that? Yes, yes I was, but that was a little while later, so—that was much later, come to think of it, so I think for a while I just went back to work. Interviewer: So, did you finish up at Junior College first and then go on to Grand Valley, or did you just go to Grand Valley after you started up? 2:00 Actually, it was a while before I went back. I went through a three and a half year marriage and then I married Clova, my wife now of thirty seven years, and she went back to school and got her masters from Western and she really encouraged me. She said, “Bill, you got a lot to offer, you should go back to school”, and then I went back and I just went straight through to get my masters, but that was back in 1973, I think it was, and then I just did two years Junior College, two years, Grand Valley, and I even started at Western before I finished at Grand Valley. I was just determined, I was going to go full time whether I’m working or not, and get the degree. Interviewer: And once you got the degrees what kind of job were you looking for? Well, my undergrad degree was in behavioral science and public administration and my master’s in public administration, so I wanted something in that arena. 3:03 I got a job working for Kent County Community Health and that kind of started that part of my public service career and later on, some years after that, I didn’t know when I was going for my degree that I’d get in elective office, but we got involved with that in the 80’s. Interviewer: Where did you start, was it sort of city council or Mayor of Kentwood at one point, what’s the sequence there? This was much later; this was in around '80 for me after doing some other things I began to pray and think about, “What am I here for? What do I need to accomplish?” This was 29 �a big issue for me and I think we’re all here for a purpose. 4:02 I felt like some area of public service was mine, so I just wrote the Mayor of Kentwood, we lived in Kentwood at the time, and said, “I’d like to serve anywhere you think I could be helpful”, and he appointed me to the Parks and Recreation Commission and I served there for a little while, two and a half years, then I went on the Board of Appeals and did that for about a year and a half and then I was City Commissioner, which is elective, for about five to five and a half years, but eleven years in those before going to serve as Mayor for ten years and then in the Michigan State Senate for eight years. Interviewer: Alright, and then you did run for congress this past year and lost in the primary at that point. Do you have regular work now, or what are you doing? Well, now we’re involved in the—I do some speaking; I’m going to do some teaching at Community College. 5:02 We’re talking about doing some public policy work, which could be starting in a few weeks as well, so a variety of things, but I’m still involved in public policy and staying close to, and involved in public service, so I will continue to do that for a while, but I’ve always enjoyed and felt like part of what I do is speak on issues I’m passionate about and upstart organization. On marriage, we pushed mentoring, so I enjoy speaking about that as well as veterans’ issues as well. Interviewer: Well, you’ve got a pretty consistent record here that seems to go back to your time in the service and that is you’re dedicated to public service and trying to help the people around you and that seems to be a pretty consistent pattern. 6:00 Aside from kind helping develop that commitment, what do you think the effect of your military service was on you? 30 �I think it taught me real lessons about discipline. I remember seeing some folks there that just couldn’t take orders. I don’t mean that you do everything blindly, but as I said, the sergeants were teaching us you can’t get up and argue about everything. I saw some that had a pretty brutal time because they just weren’t disciplined. It taught me about perseverance, as I said, “I feel like I’m still a soldier”. Sometimes you just have to set your jaw and even though it’s painful, it may be painful to watch what’s going on, to watch those flags go in the basket, because you know what they represent, but you’ve got to continue to fight for this country. 7:00 I feel like, in my own way, that’s what I’m doing. Interviewer: Alright, and thank you for a good story and thank you for taking the time to tell it to me. Thank you very much, I’ve enjoyed being interviewed. 31 �32 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Hardiman, Bill (Interview transcript and video), 2011 Creator An entity primarily responsible for making the resource Hardiman, Bill Description An account of the resource Bill Hardiman was born in 1947 in Pontiac, Michigan, and grew up in Grand Rapids. After graduating from high school, Hardiman briefly attended Grand Rapids Junior College, then left school and received his draft notice in 1966. Through efforts made by his church, Hardiman received the label of "conscientious objector", so when he reported in 1966, the Army sent Hardiman to Fort Sam Houston in Texas for both his basic training and advanced training to be a medic. Once Hardiman finished at Fort Sam Houston, he deployed to Vietnam, where he received an assignment to an artillery section stationed on a hilltop firebase near the city of Chu Lai. While on the firebase, Hardiman not only treated the wounded in his artillery section, but also wounded soldiers in the infantry unit also stationed on the firebase, as well as Vietnamese civilians living in a village at the base of the hill the firebase was on. Once his tour in Vietnam ended, Hardiman returned to the United States and finished his enlistment, finally leaving the military in 1968. He eventually returned to college and went on to an extended career in public service. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Kentwood Historic Preservation Commission (Kentwood, Mich.) WKTV WKTV (Wyoming, Mich.) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Army Vietnam War, 1961-1975--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2011-05-11 Identifier An unambiguous reference to the resource within a given context HardimanB1108V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/47fe7fdf292e353ddcbabe52c287302b.mp4 5f864bcd72d94ed3fb94b512ab9fd369 https://digitalcollections.library.gvsu.edu/files/original/e307c6a112971b1d96799f7ca6d07e42.pdf 179d9a98f3272e803d66d7f667cefb7a PDF Text Text We are talking today with Mr. Harold Harig of Wyoming, Michigan. The  interviewer is James Smither of the Grand Valley State University Veteran’s  History Project. Now, Mr. Harig ,can you begin by telling us a little bit about  yourself? Just start with where and when you were born. (00:03:21)  Well, I don’t remember when I was born, but shortly after, maybe a couple years…   But what year were you born?(00:31:18)  1925. November 10, 1925.  And where were you born? (00:39:06)  At Northdoor.  What did your family do? Were they farmers or something else? (00:43:12)  Well, my father started farming, and then he went to Grand Rapids American Box to  work. After several years at the Box Store, he started working at Spartan Stores.  That’s where he spent the rest of his life until he retired.  Was he able to keep his jobs through the depression? Did he always have  work? (01:15)  Yes, at the box store, but they worked just a few days a week, just enough to put  food on the table.  How many kids were in your family? (01:25)  Six. Gotta stop and think.  Did you finish high school? (01:37)  No, I didn’t.  Did you finish eighth grade or how long? (01:41)  I took several courses where I worked and just basically that is all I wanted to do.  Where did you work then, before the war? (01:56)  In Grandville. Which, at the time was Winters Crampton. And then they changed the  name to Jervis, and the last time, when I retired, it was Alloy Tech.  When did you start working, then? (02:13)  I worked there probably four or five months, before I went into the service, where I  joined the Navy.  What did you do before that? (02:26)  I worked in a grocery store.  �Do you remember hearing about Pearl Harbor? (02:34)  Oh I sure do.  Can you tell me about that? (02:40)  It was on a Sunday afternoon when we heard it. It was kind of a big surprise to us.  We couldn’t believe it to begin with. We knew it was something we were going to  have a problem with.  So at that point, you were sixteen then? 1941? (03:05)  Fifteen.  Did you expect you would end up in the war yourself? (03:14)  Well, I tell you, our family was more or less a military family. If we were called, we  went. Not only us, but our father and his father. Most of them served one way or  another. My father served. He was in World War I. That’s about all, you know. I  worked awhile before I joined the service.  What motivated you to enlist? (03:59)  Patrioty I guess. I wanted to do something for my country.  So you didn’t want to wait to be drafted, you just went ahead and signed up.  (04:15)  In fact, all the kids around there my age, every one of them joined. And most of them  joined with me. They were farm boys, out in the country, and most of them joined  the Navy.  Why did you join the Navy? (04:32)  Well, I like the water for one thing. We always went swimming. A lot of times, all we  had was a creek, but we damned it up a little bit and swam in it. Now I don’t think  any kid would do that anymore.  Well, we don’t know what’s in that water anymore. Had you ever been out on  Lake Michigan in a boat or anything like that? (05:01)  Oh, definitely. In fact, up until probably five years ago, I used to go out there fishing.  Before you joined the Navy, had you been out on Lake Michigan in a boat?  (05:24)  No. In fact, I didn’t even know where it was. Because we didn’t have much except  work.  When did you enlist? (05:41)  �1944.  Your service record shows that you enlisted, I think, in ’43. (05:53)  Well, that’s why I brought my book along. Because for me to remember things  anymore, that’s long ago. 65 years!  After you enlisted, where did they send you then for training? (06:11)  Farragut, Idaho.  How did you get out there? (06:22)  I think we went by train that time. First, I went to Detroit for examining. Then, from  there we got the train and went to Farragut, Idaho.  Alright. Now, what do you remember about Farragut, Idaho? (6:46)  Some things not too good because the first thing I contracted this Rocky Mountain  spotted fever. And I was laid in the hospital for days, a base hospital. When I got out,  I was on kind of limited duty. All the guys I went with, they were way ahead of me.  So I had a whole new outlook as far as training goes. But it was a good camp at that  time. I enjoyed being there.  Was it a very big place? Were there a lot of people there? (07:26)  It was a pretty good‐sized camp. To know how many people were there, I couldn’t  tell you. They closed it up, I think, before the war was over. They closed it up  because there was a lot of sickness out there with this Rocky Mountain spotted  fever. A lot of men died there.  Was there a town nearby of any size? (08:02)  Sand Point, Idaho. But that was just a little rural town then.  Why were they having a naval station in Farragut, Idaho? (08:16)  Well, I never did figure that out because everyone else went to the Great Lakes.  Then, I would have seen Lake Michigan! But where I was, I still hadn’t seen Lake  Michigan!  What kind of training did they give you? What did you do there? (08:34)  Basically just general training. How to sweep decks and mop decks and paint guns  and things like that. Basically physical fitness, you know, how to take care of  yourself. Everything like that.  How much discipline was there? Learning to follow orders? (09:04)  It was a very disciplinarian camp. It was very disciplined.   �Did you adjust well to that? (09:16)  Yes, a lot of people didn’t because these kids that come from Chicago, New York,  places like that, they didn’t adjust to well. But for us, it was just another day at home  because you worked jobs.  How long did they keep you there in Idaho? (09:41)  Pretty close to two months, I think.  Where did you go from there? (09:52)  Tacoma, Washington.  Why did you go to Tacoma, what was there? (09:58)  Well, that was a military instillation there. Navy, Army, everything. That was one of  the reasons I guess that’s why I was sent there.  Did you get more training there? (10:12)  Yes, we did. We had a lot of gunnery practice on gunnery ranges. We went out  almost daily checking the gun ranges and learning how to use the weapons, things  like that.  Did you do target practice with area targets or were you just shooting at things  that were on the ground? (10:33)  We did area targets, we did plain targets from pulling these sleeves, so we called  them at that time. They would pull the sleeves and we would shoot at the sleeves,  hopefully missing the plank.  Did you do well at that? Could you hit the sleeve? (11:00)  Yes, I think we did pretty good because when I got on the ship I was  Director/Operator, operating twin 40 mm guns. So, I guess I must have done pretty  good.  Do you remember how long you were in Tacoma? (11:28)  Probably a month or two.  Were you there until about April of ’44? (11:37)  Yes.  Once you finished in Tacoma, were you put on a ship at that point? (11:45)  Yeah, went to Vancouver, Astoria and that area. It was just a commission.  What was the name of the ship? (12:01)  �USS Shamrock Bay.  What kind of ship was it? (12:06)  AV Flat top we called it. See, during that time, our big carriers were getting hit pretty  hard. They had to have more carriers but they didn’t know how to have more  carriers without converting some of these merchant ships to aircraft carriers. At the  time we got on there, the first thing we heard was Kaiser coffins. It really never  happened that way unless they got hit by a kamikaze or a torpedo from a submarine.  But they was basically a decent ship.  Basically you were on an escort carrier. About how big was it? (12:56)  It was around…I can’t really tell you the size of it. I know I got it in those books I got,  but I can’t tell you offhand. All I know is it was a baby flat top. It was probably in the  neighborhood of six hundred feet or more.  They were not as long as the full­sized ones? (13:33)  No.  How many planes would you carry? (13:37)  I think we had about thirty planes. We had torpedo bombers and fighter planes.  Do you remember going out on the water the first time? (13:49)  We did a shake down cruise on the ship to make sure the ship was operating  decently so everything seemed to go pretty good from there on. We were on our  way.  Where did you take the shake down cruise? Did you go from Tacoma  somewhere else, or did you just come back to Tacoma again? (14:13)  I came back, but I think I had to take the train or rode a bus back to Tacoma. I think  the ship was in Astoria.  So it was just a short trip around the Pacific coast? (14:37)  Yes.  Did you get to go on leave or go home before you went overseas or did you just  stay out there? (14:42)  No, I did when we got back to the States maybe a year or year and a half later I got  home on a short leave. The doggone ship was in dry dock there, having it sprayed  and repainted. So I was able to go home for a little while. The rest of the time you  spent on the ship, scraping. That was normal procedure anyway. Everyday when  you weren’t manning a gun or target practice or anything, to scrape the guns. Clean  them and take them out. When you got in the war zone, that all ended.  �Tell us a little bit about going out to sea for the first time. Did you have any  problems getting sea sick? (15:53)  No. A lot of them did. We had a couple of them that as soon as the ship started  moving they were sick. They couldn’t stand sea duty, so they were taken off the ship  because it was just too much. There was a lot to learn when you got on the ship. You  still had thieves and everything else on‐ship. One guy got up in the morning and felt  his back pants pocket. The doggone wallet was gone. Somebody cut halfway around  it during the night and stole his wallet. This was when were out at sea, what was a  guy going to do with the money? He got the money. I guess there was a little  gambling going on. I never participated in it, but some of these guys knew  everything about gambling, but not me.  Those were the guys from New York and Chicago? (17:06)  Chicago mostly. New York, Chicago. There was not too much Detroit then. But those  guys from Chicago and New York, those guys were ruthless. They were really bad.  Especially for me being a little hick. You didn’t know anything. You just did not grow  up that way. You listened to your parents. And I don’t think half of those guys from  New York had parents, or who they were. But it was different.   Once you go out on your first real cruise, you leave Tacoma. Where did you go  on your first trip? Around the Atlantic? (18:01)  We went basically right out to the warzone, from what I remember. That’s where we  were for a period of time.   Your carrier makes your first trip; you go through the Panama Canal. Do you  remember that? (18:25)  That I do remember, we went through that twice. It was quite an exciting thing to  see…how it was built, how they maintained it, how they could lower the ship, drop it  down. I never saw that again until we went to the Upper Peninsula and saw it up at  Sault Ste. Marie. Saw how the locks worked. There were more locks at the Panama  Canal than there were at Sault Ste. Marie.  So basically, you go through the Panama Canal, you go into the Caribbean. Do  you remember sailing in the Caribbean? (19:28)  No, we went up to Norfolk, Virginia. Then we went to New York, up to New York for  a day or two, which was long enough for me.  And from there we went to  Casablanca.   Now did you sail with a convoy to go to Casablanca? (19:56)  Well, no, we with were merchant ships and, oh there was a couple other carriers  with us. We were basically sub patrol. Course the Germans, that’s the only thing they  had going anymore, was the submarine, so that was kind of a hairy thing times two  when you’d get these beeps, and a submarine. Course we had destroyers that were  �along that carried the Depth Charges, and a lot of time they did throw out Depth  Charges. You really don’t know if hit a ship or a submarine or not, but it sure would  make a lot of water go up in they air when they would do that.  So did they attack submarines several different times on that trip? Did they  have many encounters with submarines?  (21:07)  Well, we had more in the Pacific than we did in the Atlantic. I think in the two trips  we made, they only had it three, four times at the most.  And then they didn’t know if  they were near or real or whether there were just a few whales down there  somewhere. They were picking them up, so I don’t know.  So you don’t even know for sure if there were any submarines there? So you  didn’t see any yourself or anything like that? (21:45)  No. Well, if there were whales, there probably weren’t no whales anymore.   Now, when you got to North Africa did you just stay on the ship and turn  around and come back? (21:59)  Yes, we were there probably a couple days. A lot of guys learned lessons there  because one of the first things that would happen. They would get about twenty  dollars for what we called, I don’t know if I should say this or not, they were “fart  sheets.” Anyway, these guys would take those off ship, they’d wrap them around  their waist, then take them off and sell them for twenty dollars. ‘Cause these women,  they all wore these things, ya know, over there. Sometimes, by the time they got  done with giving the person the thing, the sheet, that they had wrapped around their  waist, course they had to take some clothes off to do that. When they took the  clothes off, they’d have some Arab over there, would hold his clothes. So you know  how the guy wound up, he didn’t have any clothes when he got back to the ship. So  he was walkin’ around tryin’ to hide, around buildings, and everything like that.  Course, we always had shore patrol whenever we got into a port. We tried to get our  own people, course I was on shore patrol part time, and you try to get ‘em back on  the ship before the local people would get ahold of them. If they were kinda  inebriated and so on and so forth, so, that’s about it.  So then after, so you make two trips across the Atlantic, and at that point, your  ship is transferred over to Pacific theater.  And when you go on the Pacific,  where did you go? (24:02)  Oh, I don’t remember. Philippines, I guess. Down there.  In the unit history you’ve got, it says you went to Luzon, the northern island in  the Philippines, and you were in the Surigao Strait and you went to Lingayen  Gulf, which is one of the places where we made a landing. Now, when you got  to the Philippines, did you encounter Japanese aircraft or submarines at that  point? (24:23)  �Yes. Not a lot of them at that point, but they were there. Course our ships were more  or less starting to build up now where they could handle themselves without. And at  first, we did not see or hear anything about kamikazes.  I mean it was just dog fights  up in the air. We’d sit there below and watch the planes above trying to knock one  another down.  It was sort of just, you know, you couldn’t believe what was  happening. A little later on, we never had much trouble with them, until the  kamikazes came. That’s when we were, I know we used to shoot at them ya know,  when they would start coming in. Course they would tell us when to start firing, and  when to cease, because sometimes we didn’t get cease firing in time. It was an awful,  harried experience because some of these bullets would get into the other ships I  know they did, ‘cause we saw where, before they got stopped, bullets that they  would be shooting at the planes would be headed toward other ships. You don’t  know just…what happened. We did have the order to cease fire.  Ya know, we had  the gunnery officer up on the bridge. He would notify us to cease fire, that’s about all  we could do. Just quit firing and hope that the ship, well we had them coming within  five inch gun shoot, we’d knock one down. But as far as we were concerned, we shot  at different kamikazes because they’d be headed for your ship and all of a sudden  make a sharp turn toward another ship that was not too much of a danger to them I  would say. So, it did, it was something to look at those sights, and have those  airplanes come toward you and then veer off.  Now did most of them get shot down before they hit ships, or what happened?  (27:35)  They did hit ships. They hit ships. In fact, one of the destroyers that a friend of mine  was on got hit. He was up on the bridge, a lookout, and he got killed. a kamikaze hit  the bridge. They usually try to avoid the destroyers because they were guarding us.  They were keeping us supposedly safe, but it didn’t always work. Some of these Japs,  I think what they were doing then was, if it was getting awful hot for them, and they  were gonna get shot down, they were gonna go to the closest ship they could find.  And that’s what would happen.   As far as you could tell, did they have priorities in terms of what they wanted  to hit? Did they go after tankers first, or aircraft carriers? (28:31)  You mean the Japs?  Yes. (28:40)  Yes, they hit aircraft carriers.  But did the kamikazes have preferred targets, were there certain ships?  (28:43)  The kamikazes, the aircraft carriers were the prime target.  Did your ship ever get hit? (28:56)  �No, we were very fortunate. We had them hit all around us, but we were, like they  used to say, the captain of our ship: “The luck of the Irish.” That’s one of the things  he always said. Either they would vear off, or get shot down before they got to us,  and then, well like up at Iwo Jima, we were out about fifty miles from shore, and our  planes, see, were going in then. We didn’t, we were out, and the battleships were in  close, and the cruisers, things like that. Well, they tried to keep us kind of segregated  so that our planes could do the dirty work and we could sit back and watch the  circus, so to speak.  So if were a little farther away from the island and away from the rest of the  fleet, then maybe the kamikazes or whatever wouldn’t find you? (30:02)  What was that?  Well, if your escort carriers were away from the rest of the fleet, it might have  been harder for the kamikazes to find you, or they’d all go to the main fleet  and, or did you get attacked when you were off of Iwo Jima, or was that quiet  for you? (30:11)  No, we had no problems at Iwo Jima, and uh, it was, uh, like I said, we were out far  enough, there were Japanese ships around there, but they didn’t bother us too much  at Iwo Jima.  Now, you also went to Okinawa, then, after that. Can you describe that?  (30:48)  It was a little rough. I mean, we were lucky, like I said, we were lucky with not  getting hit by ‘em, ‘cause if you got hit, you know what was gonna happen. I mean  with all the gasoline on board for the planes, and they would try to come down right  on the deck, see that was all the wood, and they were usually loaded with gasoline,  so that would start a big fire, so, you know it was, I don’t know. A lot of things that  are hard to explain, or even remember.  Do you remember seeing any other carriers get hit? (31:41)  Yes.  And what would happen if a carrier got hit? (31:47)  It would blow up. Not completely, but they were out of commission. In fact, in my  books, those two books I got, it tells you about some of ‘em were put out of  commission, we would have to take on their planes. And some of it was after…we  used to always have the biggest problem before dark at night, that’s when it seemed  to be the worst for us.  And, after dark, we had to take on several other planes from  two other carriers that got hit. And doing that, well the captain was trying to save  our ship, and save the men in their planes. So what he would do was, we had to turn  on landing lights on the side of the ships for the planes to land, and then the deck  and hanger deck got so full of planes, we had to push a few of them over board, that  �one night. Just for the night, that happened, where we had to…I think there were  seven or eight planes that they pushed overboard once the pilots got on ship.  Because they were trying to save the pilots, that was a very important thing. So,  other than that, yeah, we did take on several other planes from other big ships.    Did you also ever fish men out of the water, did you rescue sailors or crewmen  who went in the water? (33:25)  Oh you mean the men that were in the water? No, they usually had destroyers doing  that. And they could run right up there, they were fast, and no, we never picked  up…we probably picked up three, four of our own pilots when their catapult didn’t  work. They caught the tail end of the fifth ship into the water and, uh, we’d have to  pick them up, but other than that, no. Most of the time the catapult worked pretty  good.  Did you have other accidents, would planes crash on the deck, or…? (34:14)  Oh, yes, yes. A lot of times, if they, they’d come in and they’d have a wheel off, or a  drop off a propeller, would hit the deck. Yes, we had quite a few accidents; they were  always putting in new deck plank, ya know, because it’d get chewed up from planes  landing. And yeah, every once in a while, they’d come in, you knew there would be  problems before they landed because they were probably hit from Japanese ships,  and they were limping in, so to speak. Most of the time, the pilots were saved, we did  lose a few of ‘em in combat, aerial flights, ya know. I think it was only four or five or  something like that we lost.  You mentioned earlier that you did have some contact with Japanese  submarines? (35:31)  Oh yes, ya know, this was something that every once in a while it was like in the  Atlantic. We would, uh, have general quarters and submarines. And the Japanese, to  them, we’d have two, three doggone destroyers. They’d be right there and they’d be  dropping ash cans and it wouldn’t be long, you’d see this stuff fly up in the air, they  figured they’d got some since they’d seen oil slick. So, ya know, I don’t think the  Japanese had too much left in anything once we got done. The way it appeared to  me. Now, in Okinawa, after that was all settled, we could watch ‘em from the ship  because we were anchored in the bay so we could watch the marines and soldiers  on the high hills, I called ‘em hills, they were small mountains, with flame throwers.  All they were doin’ was goin to all these little holes and that in the side of the  mountain, and they were shootin down planes. Aboard ship, we had a problem then  that we had to use our regular rifles to shoot anything that was floatin in the water  or comin toward the ship because it could have been a Jap with explosives. We  would be shootin’ at anything—a box, a crate—anything at all that would be in the  water. We would see it, we would have to shoot at it, make sure if there was a man  there, he wasn’t going to be anymore.  Were there problems with Japanese mines as well, mines floating in the  water? (37:50)  �There were some, but we never had a lot. See, they had minesweepers whenever we  went in close to the borders. They always had minesweepers clearing that. A lot of  times, we did get supplies there in the Phillipines, and supplies, ammunition, bombs  and stuff like that that we had to put down in the holes. And sometimes, as far as  refueling we did that right at sea. You had a gun‐that was part of our job too as  gunners‐they’d put a rod, a brass rod, down into the barrel with a doggone line into  it, I called it chalk line but it was thicker than that. And then you’d shoot that over to  the oil tanker and they’d pull that across and they’d pull the line. Finally, that would  hook up to fuel the ship. Refueling at sea is all it was.  While you were out on these trips, did you ever encounter really bad weather?   (39:23)  Bad weather, gee! You ought to see that one picture where our ship or one of our  ships, you don’t see the front of it at all, it’s under the water, and finally they come  back up again. As far as eating, no, that’s out. You wouldn’t have a cup of coffee for  anything because it wouldn’t be with you two seconds. Either you’d try to put it in  your mouth, or it was flying away from you. We were in two typhoons.  When you were in those typhoons were you in port or at sea? (40:14)  We were out at sea, way out. And the weather report would tell us that we’re gonna  be in a typhoon. And that really, it was really rough on ships. The bow of our ship,  the aircrafter, the top of it backed right up on one of them. Course, right away after it  was over, the men were up there straightening it out, torching it. We carried a lot of  supplies on ship, like lumber for the deck, and metal, and a lot of airplane parts. And  another thing, they put all the airplanes down below on the hangar deck when the  weather would get like that, and they’d drop the elevators. The one time, I don’t  know why, but I was in my bunk, and so was probably twenty other guys in that  compartment that we were in. When we hit one of those, it just went right under  and the water all came down from the elevator shaft on to the hangar deck and one  guy hollered, I shouldn’t swear, but, “the son‐of‐a‐bitch is sinking,” he says, and we  all went for top side right now. If we’re gonna die, it’s not gonna be down in the hole,  but that was, that only happened once, and that was when they were calling ‘em  Kaiser coffins. And boy, it didn’t take long to get up on deck, let me tell you.  Were you ever manning a gun position during one of these storms? (42:27)  No, it was pretty quiet, yeah. No, in fact most of the guys were, if you were up on  deck like that, you were tied to something, you know, you didn’t just stand around  and wait to get swept overboard.  Now, when you’re out in the Pacific, you mentioned that you did shore patrol  in a few places. Did you do shore patrol out in the Pacific? (42:57)  No, the only place I did shore patrol was Panama and over in the Middle East.  Otherwise, no, when we got ashore anywhere, we had duty aboard ship. Especially  out in the Pacific, any place we were anchored, they didn’t have too much trouble  �with shore patrol there. It was once we got back to the States, and then when we got  to the States, no, the majority of us were able to get off‐ship and go home, or do  something other than that. They had their own shore patrol and the Army had their  men out there and the Marines. Course, the big thing then, was, for the shore patrol  and those people, was watchin the bars, ‘cause that’s where 99% of the guys went.  Found the first bar, and that’s where they stayed ‘til they were inebriated and got  back into the Jeep to go back to the ship or get into trouble, wind up in a great brig.   Now, when you were on the ship, what were the living conditions like on an  escort carrier? What was the food like, or accommodations? (44:36)  Ah. You didn’t have air conditioning then. The only thing you…sometimes, as soon as  the sun would go down, you’d be up top side, catching some of that breeze. a lot of  days, you had to stay top side because of your duty, gun duty or whatever, so, but  you did, we would be relieved…if things looked pretty normal, then we pretty much  took it easy, other than keeping things clean and things like that. Otherwise it was  just part of your life.  Did they provide any kind of things for you to do when you were off­duty? Did  they have movies on the ship or anything like that? (45:42)  Well, yes, after the war was winding down good, they had some netting put up for  baseball or softball up on the flight deck. Course, guys that could really hit a ball, it’d  go over that net and into the ocean, and then start with another ball. And, of course,  they did have some basketball on the hangar deck, and some guys would play  basketball, things like that. Other than that, you mostly just pass the day by. We had  one group, and they were from down south, but they used to make moonshine.  There was a little of that made aboard ship, too.  Did you know what they made it out of? (46:50)  No, I really didn’t know. I imagine, I don’t know where they got the stuff, but some of  them were cooks and worked in places like that. but, I know that one group made  some one time and they had them in these 40 mm gun cases, and I guess it blew up,  and, boy, it didn’t go too good around there for a while, ‘cause it was sticky, I guess,  and smelly.   Yeah, they would have used sugar, probably, things with sugar in it. (47:28)  Yeah, they were using all the things that they could get down on the commissary on  the ship, but it was just, I think it was four of them, that were from Alabama, or some  place down there. In fact, when they went ashore, if it was like in Norfolk, they’d  come back with they had cork cans. Clear, cork canning cans, jars. White lightning,  that’s what it was.  In general, how good was the discipline on ship? (48:12)  �Te discipline was quite good. Course you’d always get these guys that wanted to do  something that shouldn’t be done, like gambling—they wasn’t supposed to be  gamblin’ either. Well, ya know, they just couldn’t stop all of ‘em. Some of them would  be on the look out and they’d be gambling and: “hey, officer‐of‐the‐day is comin’”  boy, everyone would be goin, “hi, Sergeant” or whatever it was, commissions officer.  “How you guys doin’.” Course they knew what you were doin.’ They didn’t want to  get involved, ‘cause if they saw you and you were gamblin’, they’d have to do  something about it, ya know. We did have a brig aboard ship, we had a place where,  if they got unruly, they could put ‘em in a brig. And we did have a marine  attachment‐I think there were four of them on our ship‐ that would have been their  job to keep these guys in a brig. Other than that, things were just normal. And I  guess that was a time that I didn’t regret I guess, but I wouldn’t do it again. I would  have never done it again, unless I was called, ya know.  Were you able to keep up with the news of the war, the progress of the war  while you were on ship? (50:00)  No, you know, I’ve told my wife different times…it wouldn’t have been hard to make  a diary, a daily diary of what you did that day and what happened. It would have  been easy to do, but I don’t think anybody ever did it. At least none that I knew of.  You know, you could have taken a little notebook and wrote down everything that  you did that day, what happened that day, and it would have meant a lot to me now,  but then, you know, you don’t think of those things.  Were you able to get any news or information from the outside? (50:55)  Tokyo Rose. We used to get her news almost every day. But yeah, we pretty much  got our news, we got our movies, and, ‘course Porky the Pig and stuff like that.  That’s what the guys were waiting for to watch, what did they call that…and then  they’d have a movie go on, and the ships would change movies. From one ship to  another, they’d come up and then switch the movies. Usually a destroyer would do  that, and then they could come pretty close to the ship, and that’s if the weather  conditions…if the water was smooth and everything. So we were kept pretty much  in the movies and ya know, up to date movies, too.  Do you remember where you were when the war ended, when the Japanese  surrendered? (52:12)  I think I was out to sea, I’m almost certain. Okinawa or someplace. Then from there,  we went right into Tokyo and you can’t believe what that looked like. It was a mess.  Everything was black. Once in a while you’d see a building. And, like everything else,  we were treated royally over there. They would bomb ‘em all the time. I don’t know,  it was just one of those things that we got involved in. By their doings, by the  Japanese doings, they got us into it.  Were you surprised when you got to Japan that the people treated you as well  as they did? (53:25)  �No, I kinda figured they’d be that way. They were bowing and stuff, as far as I’m  concerned, too much, ya know? There was too much of it. They could have went  about their business and we were more and less sight‐seers. They did, they bent  over backwards for us. ‘Course, there was no drinks or anything to speak of there, as  far as these guys goin’ ashore and getting snockered or none of that. But it wasn’t  bad, it was…yes as far as the damage that was done, it was, I don’t know,  catastrophic. Just, bad. Like, now with all these weapons they have, you hate to think  what would happen if the war started again, and it should never happen.   Now, where did you go in Japan? You went to Yokohama and then did you go  down to Hiroshima or Tokyo? (54:44)  Yeah, Hiroshima, and I tell ya everybody was so bad, a lot of people don’t see it that  way nowadays, but when we were over there, they didn’t bother us at all. I don’t  know if anybody was bothered over there, any of the men that were there. Because  we knew what it was. It was bad for us, but they had a warning, they had a time and  knew what was going to happen if they didn’t surrender, but they didn’t do it right  away, I guess it took two of them to do it.  Did you hear about the bombs themselves, after they were dropped? Was that  part of the news or the information?  (55:47)  Later, yes, we heard it. We didn’t have any idea how damaging they were. We had no  idea. But, we knew it was bad because when they surrendered then, we just heard  over the news that the war was over right now.  What happened on your ship when you heard the war was over? (56:20)  If we could have had a beer, we would have had a beer. They had it aboard ship, but  we were not allowed to have it unless we got to some island and then, you got off‐ ship and you were allowed to warm beers, because there was no such thing as cold  beer then. So then, you’d go ashore, get two warm beers, and go back aboard ship.  Now, once the war is over, you’ve been to Japan, and they ship you back  home…do you remember when you got back to the States? Was it early ’46 or  still ’45? (57:05)  January 24, 1946…something like that. We wound up in Boston, that’s where our  ship was decommissioned. That’s when I was able to get off and go home for a  couple weeks and then I went out to Tacoma, Washington, and married my wife. So  that’s our story.  Once the war was over, what did you do? (57:47)  I came home, I went to work right away because I had seniority rights. All the  service men had seniority rights so I just thought I better get back to work and see  what happens, so I went back to work and things were pretty good for us ever since.  �We never had a lot of problems or anything; it just went back to normal everything I  guess.  To look back on the whole thing now, how do you think that your time in the  service wound up affecting you? Were you a different person when you got out  than when you went in? (58:23)  I don’t think so, I don’t think I was. No, I went back to livin’ just the way we lived  before I went in the service. No, it didn’t bother me really too much. I guess it was,  just the thought of it was something that you had to do and now it’s over so you  were back home again.   Well, thank you very much for coming and telling us about it. You made it a  whole hour, so I guess you had something to say after all.  (58:57)  Oh boy, I don’t know.   (59:08)        � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Harig, Harold (Interview outline and video), 2009 Creator An entity primarily responsible for making the resource Harig, Harold Description An account of the resource Harold Harig served in the US Navy from 1943 to 1946. He trained as an anti-aircraft gunner and served aboard the escort carrier USS Shamrock Bay. He sailed on convoy escort duty to North Africa, and later served in the Pacific in the Philippines, Iwo Jima and Okinawa campaigns, and was later based in Japan. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Byron Area Historic Museum (Byron Center, Mich.) BCTV Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Navy World War, 1939-1945--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2009-05-19 Identifier An unambiguous reference to the resource within a given context HarigH Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/89f6738c8245bd508f5880ee885d0a5d.m4v 1a8c37feecc0b832a9f23fd1c164f93b https://digitalcollections.library.gvsu.edu/files/original/05bb5981537234a53cce82e7af0ad76f.pdf 6dfd522f1e7e37d54bb074fafcd585fe PDF Text Text Grand Valley State University Veterans’ History Project Seymour Harkema Cold War – Korean War period 42 minutes 28 seconds (00:00:10) Early Life -Born in 1930 on the southeast side of Grand Rapids, Michigan -Father worked as a shoe repairman -Helped his father with work sometimes -Father had some financial troubles during the Great Depression -Lost a few houses during the Great Depression -Seymour was the youngest child in the family -His oldest brother could have been old enough to be his father -Had a scrapbook of airplanes and equipment used during World War II -Four of his brothers were in the military -Graduated from Grand Rapids Christian High School in 1948 -Attended Calvin College for three years (00:02:49) Enlisting in the Air Force -Decided to enlist in the Air Force -Knew he would be drafted, and didn’t want to get drafted into the Army -Being in college meant that he had a better chance of selecting his training -Researched the other military branches -Decided that with the Air Force he’d always sleep under a roof -Enlisted in December 1950 -Allowed to be home for Christmas -Reported to Detroit to be sworn in on December 26, 1950 (00:05:25) Basic Training -Sent to Lackland Air Force Base, Texas, for one week -From Lackland he went to Sheppard Air Force Base, Texas, for his basic training -Sent to Lackland for processing -Got to stay in a barracks -Training at Sheppard lasted a month -Basic training consisted of a lot of marching and learning how to take orders -Strong emphasis on discipline -Bed had to be made a certain way -He messed up once and had to clean the barracks’ steps with a toothbrush -Trained with a friend from Calvin College -Aside from him, he trained with a diverse mix of men from all over the country (00:08:40) Technical School -Did some testing in basic training and he qualified for technical school -Sent to Keesler Air Force Base, Mississippi, for technical school �-Good living conditions -Trained there from February to October 1951 -Learned about basic electronics -Mostly classroom work -Started with very basic science courses that he’d already had in college -Aware of the Southern culture -Got to visit New Orleans -Trained with men the same age as him (00:13:14) Stationed at Lowry Air Force Base -Sent to Lowry Air Force Base, Colorado, for specialist school -Training lasted six (or eight) weeks -Became an instructor at Lowry -Focused on gun, bomb, and rocket sights for fighter aircraft -Emphasis on the F-84 and F-86 fighter jets (newest aircraft at the time) -Always felt his work was militarily important -Needed adapt pilots to fight in the Korean War against the Soviet pilots -Had radar-guided sights -Taught operation of sights to the pilots, and maintenance to the technicians -Spent 11 months at Lowry (00:16:50) Mobile Training Unit -He went home on leave, and returned to Lowry only to discover the school had been disbanded -Decided to do an interview for a mobile training unit based out of Chanute Field, Illinois -Got accepted -Continued his gun, bomb, and rocket sight training as well as armaments of the jets -The F-84 and F-86 had machineguns, bombs, and air-ground rockets -Moved around to different bases -First place he went to was Selfridge Air Force Base, Michigan -Stationed there for one month -Returned to Chanute Field between assignments -Went to Alpena and Oscoda, Michigan, to work with the National Guard -Went to George Air Force Base, California (00:20:02) Stationed in Japan -Sent to Japan -Note: Possibly Itazuke Air Base or Ashiya Air Base -Interesting experience -Lived in a half-tent/half-walled building -Korean War was still going on -Worked with men who had experience in Korea -Transitioning from the F-80 to the F-86 -Had strong skills coming into Japan -Those men appreciated the training they received -Visited Tokyo -Stationed on Kyushu and was well-acquainted with the Japanese �-They invited him into their homes for dinner -Didn’t notice any hostility from the Japanese -Went to Nagasaki one time -Travelled to different bases in Japan -Allowed to fly from one base to another -Stationed there for three months -Went to Okinawa for three months -More confined than Japan, but very similar -Returned to the same base in Japan for another three months (00:25:35) Going to Korea -He went to Korea at least once a month -If you spent one day in Korea per month you didn’t have to pay income taxes -Flew over and socialized for a day then returned to Japan -Had a pilot friend stationed in Korea -There was a lot of tension felt by the pilots in Korea -Dangerous job and they knew they might not return from missions -The pilots were officers -The reason he could talk to the pilot was because they were college friends (00:28:58) Stationed at Hawaii -He returned to the United States after being stationed in Japan -Went back to Chanute Field for reassignment -Told he could get assigned to Hawaii, but he would need to reenlist for two years -Decided to opt for an early discharge to go back to college -The Air Force then realized they had nobody to send to Hawaii -He was assigned to Hawaii for the last three months of his enlistment -Worked with the National Guard and got to know the Hawaiian people -Stationed at Hickam Field (one of the places attacked on December 7, 1941) -By now, it was 1954 and the Korean War was over (00:31:30) End of Service -Strongly encouraged to reenlist -Wanted to know why he didn’t want to reenlist -He wanted to get out of the Air Force and return to college -Didn’t enjoy the regimentation of the military (00:32:11) Life after Service -Originally went to Calvin College for teaching, but didn’t want to do that after his service -Decided to attend the University of Michigan to study electrical engineering -Studied there for 3 ½ years -GI Bill paid for his college -Got married in January 1955 -Fiancée had stayed in Michigan, but visited him while he was at Lowry -While at Chanute Field he drove up to Michigan to visit her -Regularly wrote to each other during his time in the service -Had a career as an electrical engineer �-Worked for the Martin Company in Baltimore, Maryland -Wanted to get a job transfer to Denver, but that didn’t happen -Worked for them for four years -Got a job with Vitro Laboratories in Silver Spring, Maryland -Worked with them for 23 years -Worked with missiles -Missile launching electronics for submarines -He never got to go on a submarine -Retired from his work in Silver Spring and got a job with the Martin Marietta Corporation -Finally got to move to Denver -Retired fully in 1992 -He and his wife split their time between the mountains of Colorado and Arizona -Moved back and forth between those two places for a few years -Decided to move back to Grand Rapids, Michigan, in 2004 -Both children lived there -Moved into the Holland Home (00:41:28) Reflections on Service -Led to his career in electrical engineering -Confident it influenced him, he just can’t be sure what that effect was � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_HarkemaS1736V Title A name given to the resource Harkema, Seymour (Interview outline and video), 2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-03-28 Description An account of the resource Seymour Harkema was born in Grand Rapids, Michigan, in 1930. In December 1950, he enlisted in the Air Force and received his basic training at Sheppard Air Force Base, Texas. Upon completion of basic training he went to Keesler Air Force Base, Mississippi, for electronics training then went to Lowry Air Force Base, Colorado. At Lowry, he learned about and became an instructor for radar-guided weapons sights on the F-84 and F-86 fighter jets. Once he left Lowry he joined a mobile training unit based out of Chanute Field, Illinois, and he served as an instructor at various bases in Michigan with the National Guard. He spent a total of nine months in Japan on Kyushu and Okinawa working with fighter pilots flying during the Korean War, and went to South Korea once a month during the war. After Japan, he returned Chanute Field, and for his final assignment he was stationed at Hickam Field, Hawaii, for three months until his enlistment ended in 1954. Creator An entity primarily responsible for making the resource Harkema, Seymour Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Korean War, 1950-1953--Personal narratives, American United States. Air Force Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource video/x-m4v application/pdf https://digitalcollections.library.gvsu.edu/files/original/4752d56e82ccd43c487835b773573735.mp4 755064b5d68f41a1793168a937a09cd2 https://digitalcollections.library.gvsu.edu/files/original/113aa41a510666424e9b11d6f1f2864e.pdf bf0aacd81b504ac82d2856c9ed0cf08d PDF Text Text Grand Valley State University Veterans History Project Charles Harlan Vietnam War Interview Length: (01:25:37:00) Pre-Enlistment Life / Training (00:00:38:00)  Harlan was born on December 10th, 1948, in Mancelona, Michigan, in the northwestern part of the Lower Peninsula, near Traverse City (00:00:38:00) o Harlan’s father worked as a truck driver and his mother did itinerant labor, mostly selling time shares from the family’s home (00:00:59:00)  Harlan grew up in the Mancelona area and graduated from Mancelona High School in 1966 (00:01:10:00)  Before he graduated from high school, Harlan chose to enlist in the military; he initially enlisted in May of 1966 but had to wait until he graduated from high school before he could formally join the service (00:01:21:00) o Before Harlan even enlisted, others around him were being drafted; half a dozen men from the 1965 graduating class from Mancelona were drafted (00:01:56:00)  Harlan himself could see that his getting drafted was inevitable, so he chose to go ahead and enlist (00:02:16:00) o When Harlan enlisted in 1966, the Vietnam War was not the news item it would become in 1969 and 1970; the war was kind of distant and not too many people talked about it (00:02:26:00)  However, while in high school, Harlan had a history teacher who was very interested in world affairs and Harlan remembers that at least one time, the teacher said that many of the young men sitting in the classroom that day would end up in Vietnam (00:02:40:00) o Part of Harlan’s rationale for enlisting was he would some choice as to what type of training he would receive; although the training was not the type of work Harlan eventually did in the military, he was still afforded the opportunity to chose his own training (00:03:26:00) o Harlan enlisted in the Army for a three-year enlistment, the mandatory length for enlistees, while draftees only had to do a two-year enlistment (00:03:54:00)  A month before he was actually inducted into the Army, Harlan went to Fort Wayne in Detroit for a physical and some tests (00:04:21:00) o A month later, Harlan reported again to Fort Wayne for additional tests and his official induction into the Army (00:04:34:00) o During the initial phase, Harlan was not aware of the Army making any active effort to “weed out” any lesser-quality individuals; as well, he is also unaware of anyone trying to purposely fail the tests to avoid military service (00:05:01:00)  From Fort Wayne, Harlan and the other newly-inducted men boarded a train that took them to Fort Knox, Kentucky for their basic training (00:05:33:00) o Harlan and the other men arrived at Fort Knox on a hot June afternoon and were greeted by the stereotypical yelling drill sergeant, which was quite an awakening and quite an adjustment for the men (00:05:41:00) � o o o o Harlan himself did not have any idea what to expect when he went to Fort Knox (00:06:06:00)  The first thing Harlan remembers when he stepped off the bus onto the base was the men were ordered to stand in a straight line and were told to stand tall (00:06:32:00)  After the men arrived at the base, they went through a battery of medical shots, went through another medical exam, had their military clothing issued while simultaneously shipping their civilian clothes home, and assignment to temporary barracks until they were assigned to a permanent training company (00:06:55:00) Prior to traveling to Fort Knox, Harlan and the other men went through a series of aptitude tests while at Fort Wayne; each man had to go through a qualification process to attend his school of choice for training (00:07:33:00)  Harlan’s choice of training was in marine diesel engineering (00:07:50:00)  Harlan knew he wanted to serve on boats and almost joined the Navy before he found out the Army had a marine branch as well; also, since Harlan’s father had previously served in the Army, Harlan was following in his footsteps and because Harlan’s father was a truck driver, Harlan had already spent time working around diesel engines (00:07:58:00) There were certain basics that were involved in the basic training, such as indoctrination into the military code of justice, learning about handling certain behavioral situations, learning how to salute and stand at attention, how to properly eat, how to dress and clean uniforms, etc. (00:08:49:00)  All of these were geared towards both teaching the men what military life was like and breaking each man down, removing their individuality and getting them to think as part of a team (00:09:34:00) Apart from the mental training, the men also had daily physical training; every day after breakfast was an hour of intensive PT (physical training) (00:09:59:00)  After the initial PT, a typical day might include some classroom training, a trip to the rifle range, a march, etc. (00:10:20:00) Harlan does not think he had much in the way of trouble adjusting to life in the Army, although there were certainly some hard times for him (00:10:45:00)  Harlan remembers one incident in particular when he and his training company were bivouac training (00:10:52:00)  After the men had progressed a certain number of weeks into the training, they would actually go and live in the field for a week, where they would do a number of exercises (00:11:00:00)  One of the exercises the men had to do was a forced march and Harlan remembers that while marching up one particular hill, he was exhausted but had to keep telling himself that he was not going to quit (00:11:09:00)  There were two men in Harlan’s training company who did not make it through basic training (00:11:58:00) �    Looking back, Harlan feels that in his young mind, none of the training probably ever made any real sense; however, looking back now, he sees that in hindsight, all the training was for something (00:12:35:00) The basic training lasted for eight weeks and once Harlan finished, he received a weeklong leave before the Army sent him to AIT (Advanced Individual Training) at Fort Eustis, Virginia for marine diesel engineer (00:12:58:00) o Fort Eustis was located right next to the James River, near Newport News, Virginia (00:13:43:00) o The training at Fort Eustis was all schooling (00:13:53:00)  For the first two weeks, all the men went through a basic seamanship course, where they learned basic nautical skills (00:13:57:00)  After the initial two week course, there were five or six weeks of in-depth training into the marine diesel engine (00:14:05:00)  The in-depth training was all-inclusive, which meant once the men had the knowledge of working with the diesel engine, they would wind up working on anything from an LCM-8 (Landing Craft Mechanized – Mark 8) to a 100-foot tug boat to a fuel tanker (00:14:18:00)  Apart from training with just the engine, the men did were practical exercises where they went out on working craft to get hands-on experience as the engines were running (00:14:58:00) o Harlan remembers that life during AIT was pretty good compared to basic training; there was some PT but not a whole lot and there was not always someone in his face yelling at him (00:15:25:00) o The men had evenings and most weekends to themselves unless they had extra duty, such as KP (Kitchen Police) or guard duty (00:16:06:00)  The men were able to go off base and once off base, they could go to the movies, etc. (00:16:17:00)  One time, Harlan went to Norfolk, Virginia for a weekend there, seeing the sights, such as the Douglas MacArthur memorial (00:16:31:00) Although the AIT lasted for another eight weeks, Harlan ended up staying at Fort Eustis until May 1967 (00:16:53:00) o Once they finished the AIT, Harlan and the other men were assigned to static companies, where they stayed in a holding pattern until a letter from higher up came requesting a certain amount of men in an area (00:17:15:00) o As chance would have it, Harlan was assigned to the base motor pool and worked as the radio dispatcher for the base taxis; apart from being the dispatcher, Harlan was also a chauffeur several times for various officers on the base (00:17:49:00) o At that time, all the men were thinking that they were going to eventually end up in Vietnam (00:18:23:00)  Although he did not meet anyone who had actually served in Vietnam while at Fort Eustis, Harlan was nevertheless becoming more aware of the war and realizing that the war was growing (00:18:38:00) When Harlan received his orders to Vietnam in May 1967, the Army allowed him to go home for a week on leave, which he spent with family and friends (00:19:14:00) � o When the leave had finished, Harlan headed out to Oakland, California on Mother’s Day, 1967 (00:19:33:00) Once Harlan was in Oakland, prior to boarding the flight to Vietnam, he had to go through a host of different things that slowly filtered the men until Harlan was actually able to get on the flight (00:19:57:00) o The place in Oakland that Harlan arrived at was a large military depot and once the men were on the depot, they were not allowed off (00:20:34:00) o The flight to Vietnam stopped very briefly in Hawaii, not enough time to do any sight-seeing, then at Clark Air Force Base in the Philippines, where Harlan had his first introduction to tropical humidity (00:20:48:00)  At Clark, the men transferred from the chartered airplane to a series of smaller airplanes, each of which would take some of them to a different destination in Vietnam (00:21:06:00)  Harlan remembers that as they transferred between the two airplanes, it was a hot afternoon and the humidity blanketed him like he could not believe (00:21:16:00) Vietnam Deployment (00:21:42:00)  From Clark, it was a short flight to Pleiku, Vietnam, which was located in the Central Highlands, and an in-country processing center (00:21:42:00) o Harlan and the other men spent the night at the processing center before boarding another flight to their unit (00:21:56:00) o The night spent at Pleiku was Harlan’s first introduction to life in Vietnam because that night, the men were billeted in a building across the road from a battery of howitzers that came into action during the night (00:22:04:00)  When the guns fired, the ground shook, windows and walls rattled, and Harlan realized that it was no longer just the evening news (00:22:23:00) o When he first arrived at Pleiku, Harlan did not have a final destination or unit assignment (00:22:46:00) o The area around Pleiku consisted of forest-covered hills and red-colored clay, which Harlan felt, made the area look like the state of Georgia (00:22:52:00)  While in Pleiku, Harlan was assigned to the 1099th Boat Company, which was located to the south, near Saigon (00:23:29:00) o When he left Pleiku, Harlan took a flight south to Saigon and then boarded a truck for the trip out to Cat Lai, where the company was stationed (00:23:37:00)  Cat Lai was situated on the Dong Ngai river, a few miles east of the confluence of the Dong Ngai and Saigon rivers and about twenty miles east of Saigon (00:23:40:00) o Harlan remembers that when he and the other men arrived at the company, they went into the orderly room, where the company first sergeant greeted them and asked if anyone had any radio experience (00:24:26:00)  Harking back to his experience working as the radio dispatcher at Fort Eustis, Harlan raised his hand and was told he would be working in operators for awhile as a radio operator (00:24:44:00) o Harlan stayed in Cat Lai for awhile, working in the operations room and helping keep track of the thirty plus boats assigned to the company (00:25:14:00) � o At the time Harlan arrived, the 1099th was using LCM-8s (00:25:20:00)  The LCM-8 was a 76’ long by 20’ wide and was propelled by two banks of four Detroit diesel engines (00:25:44:00)  The boat was flat-bottomed with a landing platform at the front that lowered and acted as a ramp (00:26:01:00)  In Vietnam, the medium boat companies were mostly used in support of combat operations; however, the boats did occasionally haul various cargo, with Harlan’s boat one time hauling 1000 lb. bombs (00:26:33:00)  In supporting combat operations, the boats might be used in insertion operations, placing troops in an area, then in interdiction operations, as the troops flushed the enemy towards an area where the boat was positioned (00:27:19:00)  All of the boats were equipped with two .50 caliber machine guns, two M60 machine guns and a lot of the boats carried M-79 grenade launchers and various small arms (00:27:48:00) Harlan worked in the operations center at Cat Lai until September 1967, when he began regularly working on the boats; although he took part in some operations while working in the operations center, Harlan was not assigned to a specific boat (00:28:18:00) o Eventually, while Harlan was still in the operations center, a logistical situation developed where there were not enough coxswains (drivers) for all of the boats in the company (00:28:38:00)  After Harlan transferred, he spent a couple of weeks in on-the-job training before becoming a coxswain (00:28:51:00) o In the summer 1967 while Harlan was working in the operations center, there was a lot of contact with enemy forces in the area (00:29:14:00) o For the most part, the 1099th worked a lot with elements of the 9th Infantry Division, as well as elements of the 1st Infantry Division and the 199th Light Infantry Brigade (00:29:21:00) o Although there were NVA forces in the area, the elements that the 1099th worked with never came into contact with them; however, the Viet Cong forces had become more organized than they had previously been (00:29:44:00)  Before Harlan arrived and even during the early part of his tour, enemy forces were divided into three “divisions”, divided between insurgents, main force battalions, and NVA regulars; most of the time, Harlan’s unit faced off against main force battalions (00:30:03:00) o The 1009th’s base at Cat Lai was very small, built on the remains of an old French fort; the base had three sides, with the fourth side opening to the river, and most of the countryside around the base was flat, with the small village of Cat Lai to the south of the base (00:30:44:00)  The base itself came under attack by enemy mortar strikes, although it was largely harassing fire (00:31:06:00)  Cat Lai was a major discharge point for all the ammunition coming into the III and IV Corps zones, which made the base a prime target for enemy attacks (00:31:15:00) o As a result of the base being a prime target, it was fairly well-protected (00:31:30:00) �     In the time Harlan was stationed on the base, although there were numerous mortar strikes, there was never a direct hit on any ammunition storage or boat (00:31:38:00)  The men stationed on the base lived above ground, in a series of very basic tent barracks, although they did have bunkers to take shelter in if necessary during any mortar attacks (00:31:59:00) At the time, the Army was experimenting with the concept of placing artillery on barges that the 1099th would then ferry around to certain areas to act as fire support for any infantry operations that were happening nearby (00:32:35:00) o The concept worked so well that the Army pulled another boat company from near Cam Ranh Bay into the area and permanently assigned them the duty of ferrying around the artillery (00:33:03:00) Whenever Harlan was working as a radio operator on a boat, he was stationed in the boat’s wheelhouse, which was only big enough to fit two men (00:33:30:00) The boats were often prime targets for the enemy to fire at, largely because they were an easy target; the fastest a boat could move empty was only twelve knots, which was not very fast at all (00:34:05:00) o The gun platforms mounted on the boats were surrounded by armor plating and some of the guns themselves were covered with an armored shield (00:34:32:00) o Although the boats were not as armored as some of the equipment used today, the crews felt that they were adequately protected (00:34:47:00) o Because an enemy soldier stationed along the riverbank could cause a lot of damage to the boats, that was why the boats had as much firepower as they did (00:35:05:00)  Usually during operations, the boats were either escorted by air support or the air support was not too far away (00:35:16:00) Although the base of operations for the company was always at Cat Lai, sometimes the boats would be out of base for weeks at a time (00:35:44:00) o As well, the boats were not confined to working in just the area around the base and would often travel into other areas of operation for extended periods of time; however, when they worked in different areas, the boats still maintained a base of operations (00:35:56:00) o Typically during the night, if the boats were at a base of operations, they would tie up at a “secure location”; if the boats were not at a base of operations, they would find a secure point in the middle of the river, drop their anchors, tie together as best they could, and wait out the night (00:36:44:00)  During the night, guards would be posted and as a precaution, the guards would often drop concussion grenades into the water to deter sappers from swimming out to the boat (00:37:15:00)  The boats were mined a couple of times by the enemy but there was never an active attempt by someone to swim out to the boats; instead, the enemy would place the mines away from the boats and wait (00:37:39:00)  The mines that the enemy used could cause enough damage to sink a boat (00:37:59:00) o The boats always traveled in groups and there was never a situation were a single boat went out by itself (00:38:08:00) �       Sometimes, the boats traveled with support from a heavier Navy gunboat that was armed with 40mm cannons or 81mm mortars and heavier machine guns than what were mounted on the Army boats (00:38:16:00) During the latter part of 1967, when Harlan was serving aboard a boat, the level of enemy activity was never at a high enough level for Harlan to be able to tell if the activity ever increased or decreased (00:39:08:00) o Regardless, it seemed like there was always something going on and the men were always on guard; there was always the feeling of tension and expectation that something would happen, so the men were ever vigilant (00:39:21:00) o The idea of “winning” was not a subject that was of interest to any of the men; instead, they were just interested in surviving and get out of there (00:39:44:00) The morale and sense of bonding amongst the men in the unit was very high; it was amazing to Harlan how close some the men became (00:40:03:00) o For the most part, some of the men were with other men in the unit for the better part of seven or eight months before one of the men’s tours ended and he rotated home (00:40:25:00) o The unit did not suffer too many combat losses; in the time Harlan was with the unit, only six men were killed in action (00:40:44:00)  There were a large number of wounded and in the same time, the unit lost two boats and had three or four damaged (00:40:54:00) o For the most part, the concept of the older men training the newly-arrived men worked fairly well; however, Harlan himself does not recall ever training a replacement for himself (00:41:25:00) When Harlan was actually stationed on the base at Cat Lai, on occasion, he and some of the other men would make the short trip up to river to Saigon for business; when he would go on the trips, Harlan liked to get in and get the job done because he did not like being in the big city and having so many people around (00:41:55:00) Harlan recalls civilian Vietnamese worked on the base at Cat Lai, with one working as a translator in the operations and others doing cleaning and laundry, giving haircuts to the men, etc. (00:42:34:00) o Harlan did not think that those Vietnamese could be members of the VC (Viet Cong); the civilians could have been informers but Harlan did not think about it at the time (00:43:05:00) As well, the 1099th worked extensively with the South Vietnamese Navy, in situations where the South Vietnamese provided gunboats to act as security for the LCMs (00:43:19:00) o Contrary to the views of most Vietnam veterans, Harlan was always impressed with the South Vietnamese personnel (00:43:29:00)  On many occasions, Harlan saw the South Vietnamese personnel right in the thick of the fighting next to the Americans and he never saw them blink or back away (00:43:41:00)  Harlan knows of several situations when South Vietnamese forces were instrumental in turning the tide of battle in particular situations (00:43:55:00) Harlan himself had several close chances with enemy gunfire coming in from the shoreline (00:44:22:00) �  o When they would attack the boats, a favorite weapon of the enemy was RPGs (Rocket-Propelled Grenades) because the actually hull of the boat was only a quarter-inch of steel (00:44:42:00)  For the most part, the enemy aimed the RPGs at the hull of the ship, intending to sink the ship; however, this meant hitting the hull close the water line and whenever they aimed too high, they just made holes in the sides of the boats, so there were often boats sailing around with RPG holes in them (00:45:06:00) Towards the end of Harlan’s tour, eleven boats in the company, Harlan’s included, were reassigned to help support elements of 69th Engineer Battalion, 9th Infantry, which was stationed at Dong Tam (00:45:41:00) o When the boats transferred, they began operating in the heart of the Mekong River Delta region (00:46:19:00) o The activities that the boats did in the Delta were mostly in support of a construction battalion, which was different in and of itself; however, there were still times when the boats were called to support infantry elements (00:49:30:00)  The construction battalion was building a new air base to the south of Can Tho and the boats hauled supplies and provided security from enemy harassment fire (00:46:54:00) There was just as much enemy activity in the Mekong Delta as there had been around Saigon, especially during the Tet Offensive in 1968 (00:47:28:00) o When the offensive began, Harlan remembers being woken up in the middle of the night and being told that they needed to move the boats into the middle of the river as well as set up extra security (00:47:55:00)  Harlan remembers a sergeant saying that “every place in the country was lit up” (00:48:18:00) o During the offensive, the boats were called back to the Dong Tam area to support elements of the 9th Infantry as the elements moved into various areas that were under enemy attack (00:48:30:00) o There was an airbase near Can Tho that was heavily mortared and the boats operated in support of that base on several occasions (00:48:52:00) o Although the boats were not initially targeted by the enemy, when they moved in support of the 9th Infantry, they moved into a man-made harbor and at night, the harbor was heavily mortared by the enemy; the men had to rush to untie the boats then scatter them around the harbor (00:49:10:00) o For the most part, the enemy launched mortar rounds in groups and then adjusted the mortars before firing again; the enemy would not launching individual rounds then adjust the mortars after every round but would instead “walk” the mortars along a pre-set line (00:49:45:00)  The length of the mortar attacks depended on the size of the force that the boats were opposing; when the boats were stationed at Cat Lai, some mortar attacks lasted for twenty minutes while the attack during the night at Dong Tam lasted for around five or ten minutes (00:50:36:00)  During the night attack, the personnel on the base had some way of responding to the mortar fire but because the boats were in the �     harbor and they were in an unfamiliar area, their crews did not fully know what to do (00:51:03:00) o The high intensity level of the offensive did not last too long; Harlan would figures it lasted for about a month before it peaked and started going down (00:51:33:00) Harlan saw a large amount of the South Vietnamese civilian population, especially while in the Mekong Delta, where the majority of population tended to live along with shoreline of the river and canals (00:52:46:00) o Harlan remembers that one time, when they were making a run to the airbase near Can Tho, as they turned to go down the canal that ran next to the airbase, at the conjunction of the river and the canal was a schoolhouse (00:53:01:00)  Harlan remembers seeing kids poke their heads out of the window and he remembers thinking what it must have been like for them, seeing all the combat going on around them (00:53:28:00)  It was surreal to Harlan how the civilians were able to continue going about their lives (00:53:56:00) o At the time, Harlan could only really wonder how the South Vietnamese civilians and military viewed the Americans; however, as chance would have it, he has run into former South Vietnamese military personnel in the United States who came as refugees and who he has talked with (00:54:08:00)  Whenever he has talked with the South Vietnamese refugees, they have always talked highly of the Americans (00:54:27:00) On the crew of Harlan’s boat, apart from Harlan, there was one guy from California, another was from Texas, and another was from Chicago (00:55:20:00) o All in all, throughout the entire unit, there was a mixture of men from all over the country, with a wide array of ethnicities (00:55:43:00)  Harlan does not recall anyone having any real trouble with any of the other soldiers (00:56:13:00) o Although Harlan remembers hearing about the assassination of Martin Luther King, Jr. in March 1968, he remembers it was not a big news item and none of the men were so affected that they needed to have more information; as tragic as the assassination was, there was still a bigger priority in their lives (00:56:27:00) o It was a tradition amongst the men to keep short-timer calendars, which they would start up thirty days before they would leave (00:57:08:00) When the boats where in the Can Tho region, about two or three weeks before Harlan was set to rotate home, he was flown back to Saigon and trucked out to Cat Lai, where he would go through his out-processing (00:57:23:00) In the time Harlan was there, there was not much in the way of drug usage on the base; he does not recall more than one or two men experimenting with drugs (00:58:07:00) o Then, when the men did use drugs, they were often shunned by the other men in the unit, those who wanted to live through the ordeal (00:58:26:00) For the most part, the individual boat crews were responsible for themselves; if they screwed up, then they were the ones who were punished (00:59:07:00) o Typically, the crew would receive their assignment for the day that would lay out where the crew would go and what they would do and once they arrived, who �        they would report to; it was often that person who coordinated the activities of the boat(s) (00:59:19:00) o On an actual command level, there were sergeants and lieutenants who the crews answered to and coordinated the boats; however, when the boats were out there operating, the crews were in charge of the boats (00:59:44:00) o Harlan does not recall any having any disappointments with the NCOs and officers that he served with (01:00:10:00)  While in Vietnam, the NCOs and officers did not worry about the “spit and polish” side of the Army; in fact, most of the officers would go without wearing their rank insignia (01:00:32:00) The men were not required to wear helmets and flak jackets all the time but they did whenever they were moving along the river or on an operation; if the boat was tied up, then most of the men wore shorts and flip-flops (01:00:48:00) In Harlan’s mind, the time spent in Vietnam is just one long episode; there are not any peaks or valleys (01:01:37:00) At one point, Harlan received an R&R and went down to Australia, which was his first choice of R&R destination (01:01:49:00) o While in Australia, Harlan went sight-seeing, relaxed, went out drinking and clubbing (01:02:00:00) o The Australians that Harlan would encounter knew he was an American serviceman and they were very welcoming to him (01:02:10:00) o Harlan received the R&R roughly six or seven months into his tour (01:02:22:00) o Returning to Vietnam at the end of the R&R was surreal because Harlan was sitting on the plane, wondering why he was going back (01:02:31:00) For the most part, when the men had to stay on the boats overnight, they would eat CRations, although once every couple of days, the men received a days worth supply of ARations, usually fresh meat and fruit (01:02:55:00) o On occasion, the men also bought food from local markets (01:03:21:00) o The food at the base camps was usually better, insofar as the food was actually cooked up and fresh (01:03:37:00) Most of the base camps that Harlan spent time at had their own small clubs for the men to visit; the base camp at Cat Lai even had a small, open-air theater (01:03:53:00) o Harlan remembers that one time, the men watched Doctor Zhivago, a cold weather movie in the midst of the Vietnamese heat (01:04:02:00) The boats had bunk areas built behind the wheelhouse; although not originally intended as a bunkhouse, there was a small area behind the wheelhouse that the men engineered to serve as the bunkhouse, large enough for four men to sleep comfortably (01:04:35:00) Although the boats did do operations where they inserted infantry, the landing zones were often not under fire by the enemy (01:05:19:00) o Nevertheless, on a couple of occasions, the boats were attacked by the enemy on their way to a landing zone (01:05:42:00) Harlan was never wounded during his tour and he never picked up any of the common tropical diseases; the only physical change Harlan experienced was that he lost a lot of weight (01:05:56:00) �   Harlan has talked with men who had served in the infantry and when Harlan explains what he did for his tour, some of the other men said that they would not have traded places with him (01:06:24:00) o On the other hand, when Harlan’s boat would go out and pick up a group of infantry who had been in the field for a week, Harlan did not want to trade places with them, either (01:06:38:00) o According to the men who served in the infantry, the boats were big, slowmoving and out in the open (01:06:58:00)  However, being able to move was key to Harlan because unless there was something holding the boat to a specific spot, the men could move it if necessary (01:07:08:00) Although the enemy did not have any “naval forces” of their own, there were still civilian boats on the rivers and canals and the men had to watch them (01:07:18:00) o Quite often, Harlan and the other men would stop the civilian boats to search through the boat (01:07:31:00) o Harlan does not recall ever having interpreters on the boat when they would stop to search a civilian boat; the civilians knew why they were stopped and they would just let the men search the boat (01:07:44:00) When the day finally came for Harlan to leave, he went through out-processing out of the company, which was mostly turning in his weapon and equipment as well as signing some paperwork (01:08:13:00) o After out-processing, Harlan was trucked to Tan Son Nhut Air Force base, where he stayed overnight before flying out the next day (01:08:33:00)  While at Tan Son Nhut, Harlan remembers being gathered with other soldiers in a massive building as they all waited for various flights out of the country (01:08:47:00) o Harlan remembers the plane sitting on the tarmac and he could not wait to get on it and get started home (01:09:01:00)  When the plane took off and the men saw the ocean, that was when they knew that the war was behind them (01:09:18:00) o The flight back to the United States leap-frogged across the Pacific Ocean, stopping at Guam, Wake Island, and Hawaii before finally arriving at Travis Air Force Base outside San Francisco (01:09:34:00) Post-Vietnam Military Service / Post-Military Life / Reflections (01:10:04:00)  Harlan still had a year remaining on his enlistment but once he was back in the United States, the Army allowed him to take a month leave to go back home (01:10:04:00) o When he returned to the United States, Harlan did not have trouble with anti-war protestors (01:10:30:00)  The flight from Vietnam arrived at Travis late in the evening and by the time the men finished at Travis and made it down to San Francisco International Airport, it was late at night and there were not any flights going out (01:10:36:00)  As it turned out, there was a USO center in the airport and the staff happily gave the group of men beds (01:10:52:00) �   Harlan woke up early the next morning but nothing was happening yet and as he walked around the airport, he noticed a small barber shop was open that also offered showers and shaves (01:11:08:00)  The owner of the barber shop saw Harlan walking past and asked if Harlan was just getting back; when Harlan said he was, the man offered a shower and shave, on the house (01:11:31:00)  Contrary to what most other returning soldiers experienced, Harlan’s first experience back was a free hot shower, haircut and shave (01:11:48:00) Once his leave was over, Harlan received an assignment to an infantry unit stationed at Fort Riley, Kansas, as a radio operator (01:12:28:00) o Harlan was assigned the Headquarters Company, which meant he did not have to go slogging into the field with a radio strapped to his back; instead, he was part of a support section doing radio repair and maintenance (01:12:48:00) o Harlan was officially assigned to Headquarters Company, 2nd Battalion, 34th Infantry Regiment, 24th Infantry Division (01:13:10:00)  The unit was active duty, with one of the 24th Division’s brigades stationed at Fort Riley and the other stationed at a base in Germany; the brigade would rotate between being at Fort Reilly and being deployed to the base in Germany (01:13:26:00) o Harlan ran into a lot of men stationed at Fort Riley who had also served in Vietnam (01:13:47:00) o Apart from the active duty forces stationed on the base, there also training units at Fort Riley, which was somewhat surreal for Harlan (01:13:58:00)  The anti-war movement had started to pick up in the country and a lot of the training done at Fort Riley was in riot control (01:14:01:00) o The units at the base were constantly on the move, either training or conducting exercises and equipment was always being returned or taken out (01:14:59:00) Harlan stayed with the headquarters company until September 1968, when he received reassignment to 1st Battalion, 63rd Armored Regiment, 1st Infantry Division, which was the only unit of the 1st Infantry still in the United States; the remainder of the division had deployed to Vietnam (01:15:21:00) o Harlan’s company in the battalion was one of three equipped with the M551 Sheridan tank and were tasked with testing whether the tank wcould be air mobile, able to deploy with paratroopers (01:15:53:00)  The M551 was unique at the time because it could fire both conventional ammunition and laser-guided missiles (01:16:18:00)  In tests, the men did successfully launch the tank via parachute from a plane and had the tank land and still be fully operational (01:16:34:00) o When Harlan was with the headquarters company, he did a lot of radio repair and when the time came for him to receive a promotion, the Army changed his MOS (Military Occupational Specialty) to radio repairman (01:17:20:00)  Therefore, when Harlan was assigned to A Company, 1st Battalion, 63rd Armored, it was as a radio repairman (01:17:36:00)  However, when the unit went on temporary duty to Fort Irwin, California for testing and training, Harlan filled in as a loader aboard one of the M551s (01:17:43:00) �      As far as Harlan could tell, there was a good mix in the units between enlistees and draftees (01:18:35:00) o For the most part, the men in the units had good morale; in particular, in the tank crew Harlan served with, two of the other men had also served tours in Vietnam and all three were upbeat about not having to go back to Vietnam (01:18:47:00) o Even among the men who had not been to Vietnam, there was still good morale and all the men were upbeat about their situation (01:19:04:00) Even though the Army made an effort to convince Harlan to re-enlist, Harlan would describe it as only a half-hearted effort (01:19:22:00) Although Harlan was not officially discharged from the military until June 1972, he was off active duty in June 1969; at that time, everyone was obligated to serve some period on inactive reserve (01:20:18:00) Once he was off active duty, Harlan returned home and tried to pick up anything he could in civilian life in order to make a living (01:20:51:00) o Harlan eventually found a job working in land surveying, which he found by chance through a friend from high school who had also just returned from serving in Vietnam (01:21:10:00)  The friend had already been working for the company when Harlan returned and one day, the friend told Harlan that the company was looking to hire, so Harlan interviewed for the job (01:21:27:00) o For the most part, Harlan continued doing land surveying for the remainder of his working life (01:21:41:00) When he returned home, Harlan did not talk too much with others about his experiences in Vietnam (01:22:28:00) o Harlan did not really talk about his experiences until the latter part of the 1980s and early 1990s; Harlan first opened up about his experiences while looking following his son’s deployment during the First Persian Gulf War (01:22:48:00) o Harlan still goes to the VA regularly as well as attends a support group for veterans; overall, the VA offers so much more now than they did when Harlan first returned from Vietnam (01:23:40:00)  When Harlan first returned from Vietnam, PSTD (Post-Traumatic Stress Disorder) was unheard of (01:24:08:00) Looking back on his time in the service, Harlan would say that the time ended up affecting him for the good (01:24:41:00) o To this day, Harlan has the attitude that someone should just do what they have to do and do whatever it is right and everyone should be treated fairly and with respect; although Harlan had somewhat learned these before going into the military, the military helped cement them in his mind (01:24:44:00) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Harlan, Charles (Interview outline and video), 2012 Creator An entity primarily responsible for making the resource Harlan, Charles Description An account of the resource Charles Harlan grew up in Mancelona, Michigan, and enlisted in the Army as soon as he finished high school in 1966 in order to stay ahead of the draft and have some say in his assignment. After basic training at Fort Knox, Kentucky, he went to Fort Eustis, Virginia, for training in marine diesel engines. Deploying to Vietnam in May, 1967, he went first to Pleiku in the Central Highlands, but was then assigned to the 1099th Transportation Company based at Cat Lai, east of Saigon, which operated landing craft along the rivers. At first, Harlan worked in the operations center at Cat Lai before become a coxswain aboard an LCM-8. While working as a coxswain, Harlan helped in the movement of supplies up and down the rivers around Saigon and the deployment of infantry from the 9th and 1st Infantry Divisions. Towards the end of Harlan's tour, eleven of the company's LCM-8s moved down to the Mekong Delta, just in time for the start of the enemy's 1968 Tet Offensive. During the offensive, Harlan's LCM-8 continued moving men and supplies, as well as provided support to besieged American units along the shore. Upon his return from Vietnam in 1968, he was sent to Fort Riley, Kansas, where he worked first as a radio operator for a unit of the 24th Division, and then with a battalion of the 1st Infantry Division that was testing the airmobile capacity of the new Sheridan tank. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2012-03-28 Identifier An unambiguous reference to the resource within a given context HarlanC1370V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/df2cb1ac38ec0d3bbe78ba9258946db2.pdf 2ddd483c73d1cc874c7fbe1f4c66c6fd PDF Text Text �A Final Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal grant from the Urban Renewal Administration of the Department of Housing and Urban Development under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, as amended, administered by the Michigan Department of Commerce. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri May, 1966 �' ' '• • "- HARLAND BARTHOLOMEW AND ASSOCIATES PLANNER~ f:NGINEERS · LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING 112 NORTH FOURTH STREET SAINT LOUIS GARFIELD 1·2107 2, CABLE MISSOURI ADL'ftUS HARPLAN May, 1966 City Planning Commission and City Council Gaylord, Michigan Gentlemen: In accordance with our agreement, we are pleased to submit this final report on the Comprehensive Plan for the City of Gaylord. ~ · The plan calls attention to the many opportunities of Gaylord and provides an agreed upon program of community action essential to the implementation of the plan. This report contains all of the supporting data, information, and maps as amended or modified, that have been presented in previous reports and meetings. In the coming years, the plan must be kept up to date with appropriate revisions and periodic re-evaluation so that it may be closely related to the changing conditions in the community. This report, once adopted as the plan for Gaylord, will mark the beginning of a continuous planning program directed toward improving the community while creating the best possible environment for its residents. The preparation of this plan has been a most interesting and challenging endeavor. Our association with the city, its officials, and residents has been an enjoyable experience. We would like to express our appreciation to the many people who have generously contributed their time and effort to the development of the plan. Respectfully submitted, HA7~J::; I I I I By ST. LOUIS ATLANTA Malcolm C. Drummond Associate Partner MEMPHIS WASHINGTON �TABLE OF CONTENTS . . . . . . . .. . . ... . . . . .. CHARACTERISTICS OF THE COMMUNITY • • • • • • • • • • . • Historical Background • • • • • • • • • • • • • • . . Geographic Location • • • • • • • • • • • • • • • . . Economic Background • • • • • • • • • • • • • • • . . 3 3 5 5 LAND USE PLAN • • • • • • • • • • • • • • • • • • • Existing Land Use Pattern • • • • • • • • • • • • • • Dwelling Unit Distribution • • • • • • • • • • • • • Future Land Use Needs • • • • • • • • • • • • • • • • Land Use Plan • • • • • • • • • • • • • • • • • • • • 11 11 15 15 16 THOROUGHFARE PLAN. • • • • • • • • • • • • • • • • • • Present Street System • • • • • • • • • • • • • • • • Traffic Patterns • • • • • • • • • • • • • • • • • • Proposed Thoroughfare Plan • • • • • • • • • • • • • 21 21 23 24 THE CENTRAL BUSINESS DISTRICT • • • • • • • • • • • • • Land Use Pattern. • • ••••••••••••• Street Pattern • • • • • • • • • • • • • • • • • • • Parking Facilities • • • • • • • • • • • • • • • • • Development Plan for the Business District • • • • • 27 27 28 29 33 INTRODUCTION. • I I I 1 . .. . .. . . . . ... . • 37 COMMUNITY FACILITIES • • • • • • • • • 37 Existing Community Facilities • • . . Community Facilities Plan • • • • • • • • • • • • • • 40 . . REGULATORY MEASURES • • • • • • • • • • • • • • • • • • 45 Zoning Regulations. • • • • • • • • • • • • • • 45 Subdivision Regulations • • • • • • • • • • • • • • • 50 I I I I I I I .. ... ... ... ... ... ... ... ... ... .• .• . . PUBLIC UTILITIES • • • • • • Existing Facilities • • • • Future Requirements • • • • • 53 • 53 • 55 CAPITAL IMPROVEMENT PROGRAM • • • • • • • • • • • • • • Present Municipal Finances • • • • • • • • • • • • • Proposed Capital Improvement Program • • • • • • • • Cost of the Program • • • • • • • • • • • • • • • • • 57 57 64 69 PLANNING IMPLEMENTATION • • • • • • • • • • • • • • • • Coordination of Public Improvements • • • • • • • • • Guidance of Private Development • • • • • • • • • • • Public Understanding and Support • • • • • • • • • • Planning Commission Program • • • • • • • • • • • • • City Council Program • • • • • • • • • • • • • • • • Planning Commission Policies and Procedures • • • • • 71 72 73 74 75 76 77 �INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 •• 10 Land Use - 1965. • • • • • • • • • • • • • • • • Distribution of Dwelling Units - 1965 and 1985. Land Use Plan - 1985 • • • • • • • • • • • • • • Traffic Flow - 1965 • • • • • • • • • • • • • • • Major Street Plan • • • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan • • • ~ • • • • • • • • • Community Facilities Plan • • • • • • • • • • • • Zoning District Map • • • • • • • • • • • • • • Areas Served by Sewer and Water Systems • • • • • 11 15 16 23 25 25 33 40 48 55 -I I I I I I I I I INDEX TO TABLES Table 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Economic Characteristics. • • • • • • • • • • • Population Trends and Projections. • • • • • Existing Land Use in Gaylord • • • • • • • • • • Land Use and Population Ratios • • • • • • • • • Future Land Use Requirements. • • • • • •• Existing Major Street Data • • • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities • • . Municipal Revenues • • • • • • • • • • • • • • • Municipal Expenditures • • • • • • • • • • • Trends in Assessed Values • • • • • • • . • • • • Estimated Bonding Limits • • • • • • • • • • • • Trends in Tax Rates • • • • • • • • • • • • • • • Proposed Six-Year Capital Improvement Program • • 4 8 12 14 19 22 30 43 58 59 61 62 63 68 �I I I I I I I I I I I I I r GAYLOR.D I C. ~ 0 z. "' -.....J I I I us -~ GE II • t1 c;~N 1=- G~A HIC ,...,.,.c. l'.\lY u o~ 11-1{ TH( Jl( ...... Al ()N Of 1~ MM...,,. ~ AIDI0 lNt..OUCiH A. fl OUAl GVN l UUA"i l( N[WAt 1' 0 1,,l!N~ llAl iO N ~ l ti .oOu';· ~ ANO HOM( l lh ,."1( 1 AG! N(• U,,,Ix l I"( !JI· IN" ' I ANN ING -' '>~l AN (I " CX, f l'IJ ,',..Jl,<()f IHO 1Y ~ (ll()N }01 OJ l ot! ~,t,,(, ,._-, OI 19'> ' A\ AMI ND(0 HAl tA JIO IA l1H0l0 1t11 l W ANO AU0( 1A1U L lt • f l ,. •• l l.L IA• • I IOVl1 Cl• •l l • 6 •• 1f l.l. l• " Dl( Nl"l( ot •t lC11 ... ... , 110 ... 11 +•" .. �I I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing community in the center of a rapidly developing area. Increased trade activity and industrial development are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates considerable development in the surrounding areas represented by continuous development of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �I I I I I I I I I I I I I I I I I I I - 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments such as the use of land, construction of buildings, division of · land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by the land use plan. These plans and regulations "are : the basic components of the Comprehensive Plan. �II -I I -I I I I I I I I I I. I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical Background Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost f rom the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to ·transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This - company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years; employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Saginaw, a hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passe-n ger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger · trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3ry• started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club · came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the 0. W. Rowley Company was established in the area. �- 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan • • • • Retail Trade - 1963 - Gaylord Establishments • • • • • . • • • . • 76 (62 with payroll) Retail Sales • • . • . • • • . • • • . • • $10,587,000 Payroll • • • • • • • • • . • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord Establishments • • • • • • • • • 46 (22 with payroll) Sales . . . . . . . . . . . • • • • • • • • $819,000 Payroll • • • • • • . • • • • • • • • • • • • • $164,000 Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • • • • • . . • • . • 23 Sales • • • . • • • • • • • • • • • . • • • • $9,600,000 Payroll • • • • • • • • • • • • • • • • • • • • $412,000 = • •I •I I I I Manufacturing - 1958 - Otsego County Establishments • • • • • • • . Value Added by Manufacturing. .. . . . . . . . . 18 • . • • $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • . • • • • • 69,000 acres Number of Farms • • • • • • • • . • • • . • • • • . • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • • • • • • . • • • • • • • • 212 Construction. . • • • • • • • . . • • • • • • • • 184 M~nufacturing • • • • • • • . • • • • • • • • . • • • 579 Transportation, Communications and Utilities. • • 75 Wholesale and Retail Trade . • • . • • • • . • • . • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 Public Administration • • • • • • • • • • . , , • • . 156 Business Services and Miscellaneous . • • . . • • . • 676 2,420 Source: U. S. Census, 1958, 1959 and 1963 �- 5 - In recent years, Gaylord has gained distinction as a year-round tounist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. • • • • • •I I Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, "Background for Planning" and essentially includes an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1 • Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center, selectedt services are a vital part of the city's economic base. There were 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. • • • I I I I I I I I I Although there has been a decrease in the number of farms and land utilized in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within -Otsego County earning $643,000 in farm products sold • In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million • . The five major manufacturing companies in the County - Standard Products, Higgins Industry, O. w. Rowley Company, and Gaylqrd Tool _and Gauge have recently been joined by the U. S. Plywood Corporation, which employs about 200 persons. By comparing _this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturing in Gaylord increased by 300 persons to 1950 and increased an additional 200 persons to 1960. This is attributable in part to greater manufacturing activity; but probably an equally important factor has been the growing tourist trade. While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun~~Y to increase these developments. If Gaylord and Otsego County are to gain new industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �• • • • • •I -I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of 'finished products, and wood-using industries . It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County experience growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may hold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population has increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United Sfates population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the·· county Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �- 8 - Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan I I I I I I I I I Year United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) State of Michigan (1,000) Otsego County City of Gaylord Gaylord Urban Area Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. �II • • • • • •I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3 p5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylord urban area by 1985 • �• • • • • • •I I I I I I I I I I I I - 11 ... LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one another largely determines the character of the community. Proper planning of these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding a~ea is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central _business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. s. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. �• • • • • • •I I I I I I I I I I I I - 12 Table 3 • EXISTING LAND USE IN GAYLORD Gaylord; . Michigan Land Use Classification Area in Acres Single-Family Residential Percent of Total Corporate Area Compared Gaylord Cities * Percent of Developed Area Compared Gaylord Cities * . 147.6 14.44 17.10 29.0 34.08 6.1 .60 .. 2. 75 1.2 5.48 Commercial 31.2 · 3. 05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 2.50 3.7 4.99 Parks . 2.1 .21 2.55 0.4 5.08 Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 Two and Multiple Family Residential 100.00 100.0· Developed Area 510.9 Vacant Land 511.1 50.01 49.83 17022.0 100.00 100.00 Total Area * The average of 28 other cities have a population of less than 50,000. �• • • • • • • -I L__,;,._,i ~~~~~~:; ~ ~-~ ~ ¥-~~·~il--' l ~~i •~,,; ~• ~ 7, ':"Dll/~ ~ 1 ~-\~~ ...1//,. " .,.!..,, ..• -~ ~ I): ½J v 1/, .£"1i,i~ ~ \ ·1.\ r [~ \'·'\- I I I I I I I I I I ~- " ~ ' ~ b ' ' ;,:; 1·,. $½' S3'' ~~l!!'im. . e ~~. . ~ : :~ ,~1~~~~l~~ ~E~ ~ .,;,~~~~~CJ~ .· .·;,· . ··, ::;17,j.•.: /',/: • '°7-·•:;' ::>~.!;;:; ..: . ··... ~r« l"':% .··z,;···Y· :.,'· :. ·.··· ::0 . ~ .d.r$.~~ Jj - J~~,~~-fa_ j ~~- ..... -- , l1~\.~\- . ·~~~~-~ f}JZ)§fr~"w--,1 -.li~,\\ .\1 t::i!f ~: , · < . ' . i l ~. ~ . . ~~.·.·~. ~. · . r· . : · . ~ . ~ . ·.:· .·'.·.~,. t I, ¾LbJ;~~r5ii<<·.~::>z 1\-=- ~ ~~I 11-,,~,· :·, --·:· .: '.t,··.::.->~\.,::-.:./ • 1/, ~~ ,.__ »~ I • • 11 9 r··.··•·:. . ·.•.:,·:•:·:·:·1·:.•. ,., ~ ~ "•,l__ • ' • ~ >or, .._.,••~ •.i,..,.,.,,o,,. w (1M ~"·- ~ - • ¼',;.; : :; I r 1 ✓,- J~ --------- /!... ,. -~~ l'L ✓~ h' ._. - ~~ • ! • ....,• •• t,O,,,OJl ◄ o0,6 <:-1 ..... .,, ....... t, """"" ... 1,11 U"' • • •""-- • l~·:· ~""-1 ~t; i;~w~t1~•.,. •LOC,l,., .. ..._1..o,._. o, hol ~ " ,-:, o MA l lA•D IAn HOlOW[W AHO ,+,.S}OC IAlU --.- % I°" 0' , .,_"-'"C,.U I #fOIZ f..-0.,C.- • 1ua, .. . c,., ... , IC:,., Joe Ul,. l•• tito1 ••• "" ½:: -;;:;::p,:;;:;7,,._===i•,;;.:;1/h=·.;:;::.=;;;II= <.1n •u••1u. (1"1lll•U•IIU. \•UIHC..,,1,uo, nt(.U 5'•• • T 101/IJ IIIIU l flM, tHU0"'"' ~~~~o:tNNtNG ,o,.~i.-~!~~= LAND USE - 19'=,S fill • D ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC INDUSTRIAL AND RAILROADS PLATE 1 �- • • •I I I I I I I I I I I I 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the golf course, and city property form a large mass to the south; the sanitarium and hospital occupy larg-e---tracts to tlie north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction • The present population of Gaylord has developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed a_r ea devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �I I I I I I I I I I I I I I I I I I I - 14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Vandalia, - Jackson, Illinois Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 0.74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks 0.08 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6.76 4.08 19.56 22.83 18.17 16.94 16.69 Land Use Classification Total Developed Area �I l " I I I I I I I I I I I I I I ,r--------------·-...::c:: 1- r--- • ' " ' "1.0, .... (ll,. 1-UU 10.,,11 11,.. , .. llu, l~ • Olc ... , Al0,11ac:u foU ,T 11144 • 1uo.,,. (IW'SI, C 'T Y ,uN~•hC. C01-.!M 155ION GAYlOI.O MICHIGAN DISTRIBUTION OF DWELLING UNITS - f 9 (, 5 & 1985 • ONE DOT REPRESENTS FOUR DWELLING UNITS OR FOURTEEN PERSONS, 19f>S • ONE DOT REPRESEN TS FOUR DWELLING UNITS OR FOURTEEN PERSONS. 1985 PLATE 2 �• • •I I I I I I I I I I I I I I ~ - J,.5 - Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within t he community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated in and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of land uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �I I I I I I I I I I I I I I I I I I I - 16 - The acres used per 100 persons for single-family residential purposes will increase slightly to six acres per 100 • persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons for commercial activities will increase to approximately 1.50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. As previously noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street developments and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The increases shown in the table reflect a trend toward larger floor areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and within the areas immediately around the corporate limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, commercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I ~ '\ ,,......... \ \ \ - + - - - - = =-------- ------- ~\ ": .~.: ( T " ". \ '(.l .,.,_r t .. • )( ,, I ':: \ :.·/' \1 \,.._ , __ ( --- I - --- - □, i ,, ' - j.!:7;, ] l I . I I --; I 1 ; "i- , I - ,.. . I l ,·:-.$ I _ _ _jI I I I I I I I I •t>0 ,1'1' ot,,t 'TO c;o-..F USE LAND D ~ D • E23 - C.OU'l..'5.'- I PLAN - 1985 RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS INDUSTRIAL AND RAILROADS MAJOR STREETS PLATE 3 �I I I I I I I I I I I I I I I I I I I - 17 - This plan contemplates the rehabilitation and rebuilding of the central business district as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreational activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be located north of Main and east of the railroad tracks. This residential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyond the planned residential areas of the community~ The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average �I I I I I I I I I I I I I I I I I I I 18 denstty would be one dwelling unit per acre. - The Land Use Plan and the dist r ibution of dwelling units shown on Plate 2 provide _a density of approximately two to three dwelling uni ts per acre. This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south ·of the city would also be highway and touristoriented. Continued u~e of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would _be primarily for service of residential uses. Parks and Open Spaces - Although Gaylord has a large amount of land dedicated to various open spaces, only a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreational park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide_ athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I I I I I I I I I I I I I - 19 - Table 5 • FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 o. 70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total (1) 280 10 70 100 30 50 160 190 890 Based on a population of 4,700. �I I I I I I I I I I I I I I I I I I I - 20 - place in the large industrial area along the west side of Interstate 75. Tllis area would be served by the interchange on the Interstate Highway in Gaylord at M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. The Land Use Plan provides for a total urban area of 1,500 acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those needed for the City · of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided in the Land Use Plan which is in excess of the required 50 acres shown in Table 5. �I I I I I I· I I I I I I I I I I I - 21 - THOROUGHFARE PLAN The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with w~der and heavier pavements to accommodate ordinary traffic:. as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods -to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic �I I I I I I I I I I I I I I I I I I I - 22 - Table 6 • EXISTING MAJOR STREET DATA Gaylord, Michigan Section Name of Street Main Street Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Roaq. Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavement Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type of Paving (1) Name of Street Main Street Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved Earth Morgan to Old 27 Bit. Agg. Bal. Oil Seal Bituminous Aggregate Bituminous Aggregate Bituminous Aggregate Five Lake Road McCoy Road Dickerson Road Murner Road ; (1) Conc rete, bituminous,-•oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. s. 27 and on the west side of the city where it crosses Michigan Highway 32. Gaylord presently bas a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an SO-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition~ Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 4. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which bad a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old u. s. 27 with some 4,400 cars on �I I I I I I I I I I I I I I I I I I - 24 Center Avenue north of Main Street and some 7,700 cars on Otsego Avenue sout'h of Main Street. · The traffic volumes on Main Street reduce very rapidly at the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits • . Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher volumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does ,not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars traveling over the other streets both major and minor - within· the community. For example, approximately five of the streets south of Main Street have traffic flows between .700 and 1,000 vehicles. This indicates that none of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is expected to increase from four to five percent per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125 percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes · reveals some significant increases; for instance, traffic flow on Main Street by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan bas incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land use plan to insure proper development and access to all future land use development within the city. (See Plate 5.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-ObioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares would be necessary. �•I I 1· I I I I I I I I I I I I I I I I ~ 7 t. t- \• !'I \ 11 ) H I DDEN V~Ll[Y J "':j _, 5KI - [tj. . -- lI - \I t - [J ~ - ... I ) 0 0 -/' 'I ,. Cl"'t"i a.• I - ~' ~ ~ = - · r1rm=-~ 11~1 ... \ ' I - · ,\ ::· -~:_...;-t= · ::! -r- - - .-~~ I . . 1··":.~-----=-·=::::.::::.:.::.·( -~' ' \':[ - - --- ,, :) ,:• - __ ii ;::: M-3'2. ~ - , 1 §i~ ~ I g,c::l " ? ..,,,.. ~- ! - I • I . :::·:::: -::: ·- OTSE.GO 1 I ..J. COUNTY Al RPOR.r TRAFFIC PER VEHICLES F LOW ~'/! ENTY - FOUR 1965 HOUR PERIOD 0 GRAPH IC. SC.ALE PLATE 4 �I I HIDDEN V~LLEY L - - I I I I I I I I I I I I I I I CLUB '-------~II . I LJ ---------- ~E ~E ~II E ~ ., - ffl MAJOR --: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MINOR STREETS PROPOSED STREET VACATIONS • RAILROAD c::Jc::J - I I . CROSSING ELIMINATIONS L-J �I I I I I ST~E.ET ~· E Pldl.KINy LANE LANE® LEFT STAN Dl\"-D AIMT su.. 1,e Z-u.,..Ufll ACCEPT 0 Al'>LE ,h Ja &MJ,Hl. Ja rizD . ,. , - S10fWA\.IC...~ J....OW LINt ~~ ni- ~ :i: I 10 11 I ! 0·10-,·, ro~· ,J I I !I d 1 Sll..lPl d] f--.. E. QUI 80' il-.OW I ,-P AI NT / I ~ , _ _o_· I I n I ,;;:O'-~H I I1. ~ H 11 . G.O' 11...0W ;B" 1Z' f- l ' C. ~- -· 10 · TO I~' YOUHl,-.Mt ~ I I t<.' TO 19" I LtJ,.A.fJIC lAlll fDOf UNf tt>Cil f--..lGHT-OF-WAY ~ vu.. 1,..&Lt ~ ' Ji I (Ci"-ASS STll..lP AND SIDEWALK) U .. AfflC LAN£ f D ( j l ' . n MINIMUM -··1 '' l'>O"-DEft...~ LANES ONLY) 10' -- MWIANQ) (TO T"-AFFIC - ~ I E.LE.MENT5 l'>Al-..1(..IE"-. CU"-.1'> CLEA"-ANCE TUlN CI)) ll' "E M E. N T S 100' 11...0W. IZO'kO. W N I I I I I I I I I C ~OS S - S E.C TION (1H"-.U O"-. y ~ f0 ~ TH o~o u G H FA ~E s Tft...AFFIC T I I I I I s TA N DA~D s G [_ N t ~AL MAJ 0 ~ le 2 TkMFIC L,l.NE s ® 0 PAkK..IN6 LANES STANDH... D 2 H.AfflC L,l.NES® 1 P,l.JP...KIN6 LANE AC.Cf PTAME 500-(750) 0 STANO,l.J..0 2 TkAFFIC L,l.NES ® ACCEPTAIHE SS0 ·(850)+ SlANDA/1...D 2 PM... K..IN6 LANES 3 H.MFIC LANES@ 0 PAkKINO L,l.NtS ~CCEPTA&LE (11SO)• STANDAJP...D SS0-(800)• <.OO·C8SO)• (.50-(1100)+ - (1300) 0 3 H... AFFIC LANES @ I PAJ..KINCi LANE MINIMUM (950)· ACCEPT ASLE (1150) 0 SlANDAkD ;) H..MFIC LANES @ 2 PAkKINCi LANES MINIMUM (1350)• ,l.CCE PTA!>LE (1500)• STANO.-.,._D (1(.00)• 4 TkAfflC LANl5 (i) 0 PAkKIN<i LANES MINIMUM 000 ACCEPTA!>Lt 850 STANDA'--D 1100 4 TkAFFIC L,l.NES I LEFT 1Ul'...N LANE 0 PAI..KIN(i L,l.NfS CD (1300) • MINIMUM 10,0 AC.C.f PTA!>LE IZSO STAHDAJP....D 1~00 4 TkAFFIC LANlS CD 2 PAl'...KIN(i LANES MINIMUM 900 ACCEPTAIILE 1200 STANDAJP....O 1400 4 T/1...AFFIC L,l.NES CD 1 LEFT TU'-N L,l.Nf Z PAJ...KIN(i LANtS M I NIMUM 11,0 ACClPTAe.LE 1300 SUNDAJP....O IC.00 II CI) THE LEFT TUl'...N LANES MAY I;[ 10' WIDE WITHOUT SO-.IOUSLY IMPAk l NCi OPE!l-.ATION (V WHfk[ PAJ..KINCi LAN[S Akf TO !>E USED ,l.S PlAK-HOUk TJ..AFFIC LANES, TH[Y SHOULD !>E DESIGNtD 10 H.AfflC LAN[ @ STANOA'-DS WITH J...EuAkO TO CUk~ CUA'--,l.NCt LAN[ WIDTH, ,l.NO P,l.lNT STJ..IPE LOCATION. IF THE M[DIAN CONTAINS ,l. L[fT TU'-N LAN[, THE LEFT Tu,:..N L,l.Nl WIDTH (10·-12·) MUST H MlDl,l.N WIDTH. THE LA'--Cilk bOkDt/1... WIDTHS SHOULD H USED ON THt WIDl/1... C'--OSS-S[CTIONS ADDED TO THE @ G) NO MEDIAN 15 CONSIDE'-.EO ON TH[S[ CkOSS-SECTIONS © (?) THES[ CJP...055-SECTIONS AkE fOJ... ONE-WAY TI..AfflC ONLY. THES[ o . . oss-SECTIONS Al-.[ fO'-. TWO -W AY T'-AfllC ONLY PAlt..KIN(i Pt'-.MITHO ONLY WHO...f P,l.lt..KIN(i LANES PkOVIDtD. NUMbl'-.S UN0[/1... O ..OSS-StCTION CLASSIFICATIONS D[SIGNATt DESIGN CAP,'\CITY IN VEHICl[S P[/1... HOU'-. bY c,:..oss-StCTION PLAIN NUMM'-S All..t FOk TWO-WAY TkAfflC-PA/1...!NTHESIS NUMM"'-S A'-E FO'-- CNf·W,'\Y 11-AfflC. DATA TAIC.fN Fl'...OM OfSICiN CAPACITY CHA'--TS FO'-. SICiNMIZtD SlkElT ,'\NO HIGHWAY INTfkStCllONS, bUlt..lW Of PUHIC '-OADS, kEVISfD I9S9, WllH THE fOLLOWIN(i ASSUMPTIONS : 10¼ Tl'...UCK.S - 20% ll.I6H1 TUl'...N - 10Y. LEFT TU'-N - NO !>US STOPS· 61'...EtN/CYClt 4SYo· NO SEPA'-,l.ll LlfT TUl'...N SICiNAL-P,\'-K.INCi Pl'...OHlblTtD 100 flll fl'...OM I Nlll'...Sl(T IO N •DOWNTOWN Al'...lA (fOI.... ONE-WAY STl'...llTS ONLY) +f'-lNCit "'-f,l. (fO k ONf-WAY SlkflTS ONlY) INltl'...MlOl,l.H Alt..E,l. FO,:.. TWO-WAY H.ArFIC VOLUMES •4) ,...,.,,:,.,11 '"'°"""' • ho).._.,(,l•• ~-_. . . . •.:;::4.!~:C~!!t~~.,:.,"'t.~ • -1 u,,.1.-100, •'tlO ,.., • ••-<- 0f llDI"' • •ur11 MO( t ~u '; ,w:.!. ..rov 0, '"°"'-'" , .,,_ '"' MAllAfilO tAlltiOI011tfW Af<O AUOCIAll) 1 1l()w I... ..o.n..c. ""' Of ~ !:'~ 1• ~~:",~ll, t,o,~t•": " ll • ~ ..~,.-01.(A#I '•°''"" "IG GAnOt0 C 1'1' •:~,•:!(ul~ I . i C~•v. !r.~ ION M ICHIG~N PLATE 6 .', j �I I I I I I I I I I I I I I I I I I I - 25 - One of the mpst important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 5, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grapdview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 6. �I I I I I I I I I I I I I I I I - 27 THE CENTRAL BUSINESS DISTRICT Gaylord's business district serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �I I I I I I I I I I I I I I I I I I I wires and poles ·add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all of the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempting to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid • out in a system running north-south and east-west. Through traffic is concentrated ·on Main Street and there are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street. The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michigan 32. Through traffic does not add to the activity of the area and represents a detriment to the area's future function. The right-of-way width of all streets within the central area is 66 feet with the exception of Main Street, which has an 80-foot right-of-way. Traffic volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes on Main Street, between Center and the railroad tracks, are in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell Street, First Street and Second Street - all less than 1,000 vehicles in 24 hours. Peak hour traffic volumes generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of approximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow on Main Street is reaching a critical point, especially during the peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. �I I I I I I I I I I I I I I I I I I I - 29 Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total Off-Street Parking Public Lots Private Lots Total Total All Parking· 110 89 2 2 15 108 54 15 380 51 289 340 720 There are a · total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered, These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �I I - 30 - I I I I I I I I I I I I I I I I I Table 7 · PERCENTAGE OF VEHICLES PARKING BY . TIME PERIODS Gaylord, Michigan Time Period ½ hour ½ to 1 or less hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more · source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 Two-Hour Posted 50.0 11.1 5.6 16. 7 5.6 5.5 o.o 0.0 5.5 100.0 10 and 15 Minute Meters 71.5 21.4 o.o o.o o.o o.o o.o o.o 7.1 100.0 Private Lots Public Lots Unrestricted Spaces 11.5 13.6 6.2 5. 2 . 3.1 13.6 6.2 5.2 35.4 100.0 . 10.9·· 4.3 4.4 8. 7.. 6.5 , 15. 2 13. 0 .. 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bartholomew and Associates, December 29, 1964 Two-hour posted, two-hour metered in summer. �I I I I I I I I I I I I I I I I I I I - 31 of the central business district. This study was carried out during the peak sKi season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 4~ 435 478 445 ~4 354 2W The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �I I I I I I I I I I I I I I I I I I I - 32 On private lots, parking periods are for _longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying_ for four hours or more. Parking in the pu_b lic lots is also more on a long-term basis; only 15 percent utilized ·spaces for one hour or less and 30 percent remained for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spaces must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 sp·a ces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours Over 4 Hours Total Percent Parked 80.7 7.6 6 •.4 5.3 100.0 Average Length of Time Parked 0.6 1.7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per 100 Cars Parking 41 11 17 31 100 Of the existing 720 total parking spaces, approximately · 52 of every 100 spaces should be used for one hour and one to two hour parking space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted �I I I I I I I I I I I I I I I I I I I - 33 - to two hours or less. Further, any elimination of curb park• ing spaces along Main Street through changes from angle parking to parallel parking and the elimination of any parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 7.) It is a - longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls. Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended. The plan includes several suggested pedestrian malls within the area as shown on Plate 7. These are only a general application of the mall concept as a part of the long-range proposal. The malls are placed along the vacation of Court Avenue. A mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. A second pedestrian mall would run south from �I I I I I I I I I I I I I I I I I I I - 34 - Main Street to First Street along the east edge of the proposed new city-county building. The third mall would run a short distance south of First Street within the Court Avenue right-of-way to a second proposed building of unique design. The building to the north and the building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural - theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing . and proposed general locations for building groups are shown on Plate 7. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along _. Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within the central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street and then westerly along Second Street to Otsego Avenue. This would require improved paving along this four block by-pass section for two moving lanes of traffic. �J I / . ~ ~ D D ~ EXISTING BUILDING G~OUPS TO fZ.tMAI N PR.OPOSED BUILDINGS . . . . .. . . . . . . ... . . . . . . -.~:-:-t·>-~' .I - ··.· . ....... . . . . ) T. MITCHELL ,..----- - - . . . . . ::> ..... . . .i:\:~·_;-_·t;_ ·c~ ·- _· . -· .·.-.-·_-: ·. :~ . . . . ·_· .· · - ~ ---- · ~L I<< : :: . . . -------..,_ .. . . ' : .... ...... .- .. ~ . . ... ... . . _j ·piJicic----PAP-..¥--111·G<- lLl ._:-_· ·. -~3'~.;-: @_·. _·..· ._·. ·_.. PfZ.OPOS cD C.I TY COUNTY E>UILDING RJSI DtNTI AL Al\.tAS OPEN SPACES I PI\.OPOStD PE-DfSTKIAN MALLS U51DtNTIAL !L (.________ I So AN6Lt SPACES CMN6to o PM.ULEL SPACES ~ GITY PLAN 6J..YLOP--.D, fr -~~~~j ~::;=;i ~=~~~~-:;, ----- C.OM/t\lS':>ION MIC.~16AN ·* "34 · co·ir> ·.- )P-A <is··.·: l.O'.i1_·.1o·SUJE1.·.VAUH f ·$OUrn .. ~0\11.1 . .·4-. .. . . . -or: . . . M. IN . . . . . . . . . . .. . . . . . . . . . . . . . . 0 "' sT. fl~ST ..J S r <t" a/. . . 1-lU.. Lli.ND eio.. rnoLOMEW AIJD ASSOCIAHS e, rTY PLANNf~S. llVIL tN61Hf-t"-S, WIPSCAPE ARCU/TECTS SAINT WUIS, MIS'>OUP-..l, MA.Y 19U, rose o. ·Ntw· z .. . .. . : ci. .l.L'r¥ . . . · S~OP~ . ·.. .1\ -E. ·_y . ·, ·-s:1-0:tN·T1 ·.. .·:. ·. ·. ·. J ./ 71 \~-~____::--_ •••• l:-.,...,.-''--;:::- ----'-:i>lh---dllfr.--'-t :~:l:a'"t:.....:.~~ ~~ ~ ~ ~d .~i;-__:]~,,/J~....J_/ ------ - - - - - -- t - _, --+~~--------.~~ , , - $ -~ f)LJSINESS ~ • --- ; fia; -a DI STf(I CT . ... . . . . : . .. •♦ -D-f N°t"l· kl- •••••• • •• • • • •• • • •• ..... . . ...... . . . . ...... . . . . . . . Sl 11 I r PLAN PLATE 7 �I I I I I I I I I I I I I I I I I I I - 35 - The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 170 of the private spaces retained. There would be a total of 770 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. - ~ -- ---== �I I - 37 - COMMUNITY FACILITIES I I I I I I I I I I I I I I I I Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of all kinds. The availability and adequacy of various public utilities are a definite measure of the qua~ity and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there .are a number of recreational facilities within Otsego County ·at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but . does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There. is one nine-bole golf course open to the general public just ioµth of the city on Old Hiihway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they . are primarily __canip1.ng areas. The City of Gail6rd has a totally inadequate park and recreational program, even for a community of its size. · A .de_termined effort must be made to develop a ·'proper park system in the future. School Facilities The Gaylord _Community School District is _one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment �- 38 of 658 students•. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed in 1951. Both the junior grades, -7 through 9, and senior grades 10 through 12 are taught in the school's 32 classrooms. This facility has a total capacity for 960 students, compared to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten years are shown in the following table: Year 1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 I I I I I K-6 Grades 7-8 9-12 K-12 452 504 486 491 524 566 561 663 675 674 658 104 130 141 120 126 153 156 153 131 153 177 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 School enrollments have increased nearly every year since the 1951-1952 school year, from 760 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment has taken place in all grades - elementary, junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased fr6m 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire county, an increase of 600 students over the current county-wide enrollments. It is expected that the Gaylord Community School District will receive a greater part of these increased school enrollments, or approximately 520 additional students. It is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades 7 and 8 will represent 60 percent of the �I I I I I ,I I I I I I I I I - 39 - enrollment, and grades 9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately the same. percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. �I I I I I I I I I 1. I I I I I I I I I - 40 The Otsego qounty Road Commission offices and garage are located on Otsego Avenue south of the Gaylord business district. The structure was built in 1940 and has major additions in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation department also has a large storage yard adjacent to the road commission storage yard. · Both ' of these operations are in a satisf~ctory location in relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities _. are . shown on Plate 8. The community facilities plan proposed the utilmate development of three city parks, a new elementary school, and considerable expansion of the sanitary sewer system and water system. The various proposals are discussed in the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Grandview Boulevard into Hayes Road. This section of highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a complete unit of . neighborhood recreational facilities including playground equipment, hard ?urface courts, ball diamonds, and other active recreational facilities. A major feature of the recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as neighborhood park for the area north of Main and east of the railroad tracks. This would include a complete contingent of neighborhood recreational facilities similar to those proposed a �I I I 1 ·: ;.. . -==.. ..... I HIDDEN 7 y ·,Ul[Y 5KI CLU & I I I • • • PROPOSED I FOR SITE CITY E PAR AND SCH t 30 ACRES) nr<.tGO COUNTY Ala.POft.T' ENDED DDITION COUQ.51{. =1~~~g~4=::;=;===:J= r COMMUNITY C.i'TY PHNN1NC, COMl•11S~ION G AY~Ol0 t,,1 1(MIG'-N FACILITIES PLAN - PARKS, SCHOOLS, HOSPITALS AND COURT HOUSE D ALL OTHER PUBLIC PUBLIC USES NEIGHBORHOODS .._ NAlLAfllD IAl1HOtOw t w AND ,UJOCl,.TU c:11••1•••1u. Cl•llMA l116< l• ·•~c,..,uo111Kn 1..iU lOl,111 Y •11U. 1. ' 4 111 11101,t• AND 5EM I- PLATE 8 �I I I I • • - 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courts, and other bard surface courts for a complete range of outdoor athletic facilities. So as to properly serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities similar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard • �- 42 Proposed City-County Building • • • • • • • • • The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all municipal and county functions. If the space needs of the building exceed 60,000 square feet, the jail or other functions should be developed on another site. · The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new building. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least one other small meeting room should be made available to serve the needs of both the city ~nd the county. The library should also be located in this building. It is expected that fire protection equipment would remain in the present fire hall. In general, complementary functions such as the sheriff and city police should be able to achieve a better degree of cooperation by being located in the same building. The combination of both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other affairs; and its possession of an open green area. The open space lends a special attractiv·eness to the business area, giving it a unique and exquisite characteristic : lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherint aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. �I I I I I I I 1· I I I I I I I I I I I - 43 Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Area of Site in Acres Existing Proposed Total Type of Facility Year Built Use of Facility Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Post Office 1952 U. s. Post Office 0.1 0.1 Courthouse 1891 County Offices 2.1 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library,and Police 1935 City Park Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 (1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Propes ed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I I I I I I I I I I I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to avoid a chaotic pattern of intermingled residential, commercial, and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord bas enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and a broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of impiementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �I I I I I I I I I I I I I I I I I I I - 46 - The first pur~ose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities -as highways, schools, and parks, the zoning regulations sho~ld · b~ a part of a plan dealing with all of these facilities. Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit into a comprehensive plan, resulting in maximum benefit to the entire county. There is a close relationship between the ·land use arrangement and the provision of needed public facilities such as schools. For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. The second purpose of zoning is to encourage the most appropriate use of land. Zoning must be reasonable. The future use of property permitted must be related to the existing development. In drafting an ordinance, consideration must be given to the character of the district and its peculiar suitability for particular uses. Of greatest importance, however, is the necessity for the regulations to encourage the most appropriate use of land. The zoning regulations should be based upon the· interests of the entire community - of all the people rather than upon the value or use of one or two individual pieces of land. Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's property. It is a directive force to encourage the development of the best possible community. The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. · This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there is no zoning to prevent each individual from doing just as he pleases with his property, the different types of land use - residence, industry and commerce - become intermingled, damaging one another and the community as a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but that industrial or commercial use adversely affects �I I I I I I I I I I I I I I I I - 47 - - • • • adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property. Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and si_d e yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers. 2. The "R-211 and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts • 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory • �I I I I I I I I I I I I I I I I • •II - 48 - 5. The resid~ntial districts permit certain types of institutions and other uses that should only be allowed by special use permit. 6. The ordinance does not contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to their establishment. 7. The uses permitted in the various districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service districts. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance were submitted in the preliminary report. The proposed ordinance was coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 9.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing �I I I I I I I I I I I I I I I H I D D ( I\,. VALLEY OTSlGO COUNTY AIRPOltT - .2 , :: .L::-----, ' - --1 - - - •• • • • ZONING D • D\STR\CT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 9 �I I I I I I I I I I I I I • • • • • • - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing conditions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas . Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings • Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �I I I I I I I I I I • • - 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 valuation. Any improv·ement under $200 has no fee. Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any amendment may be made, the proposed amendment must be submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the development of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interes~ .of the prospective purchaser, the developer , and the city. The creation of new subdivisions often offers opportuniti~s for implementing various proposals of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community. The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of subdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest to require that the developer provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interes t . · �- 51 - I I -I I •I I I I I I I Upon adoption , of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings shou l d be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations were submitted in the preliminary report. The proposed ordinance was coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �II II II -II II I II - 52 - The City Engineer is the official responsible for administration of the subdivision ordinance, and the ordinance provides that copies of the preliminary plan be filed with him. A public hearing before the planning commission is then scheduled. The City Engineer submits a report upon the preliminary plan to the planning commission, and the commission then approves, modifies or disapproves the plan. Upon approval of the preliminary plan, the subdivider may then prepare the final plat along with the detailed specifications for required improvements. A performance bond is filed with the final plat to insure that the required improvements will be made. This performance bond is returned to the subdivider when the City Engineer certifies that the required improvements have been made. The ordinance prescribes minimum standards and requirements which are necessary for good subdivision design. Such items as minimum specifications for street and street arrangement, lot sizes, easements, and the like are included~ Additional requirements pertaining to land for parks are included. When public property is to be provided, a time period is specified during which the appropriate agency may purchase the land. The required improvements may be provided by the subdivider upon receiving a signed copy of the preliminary plan. The required improvements include permanent markers, streets, sidewalks, water lines, sanitary sewers, and storm drainage. I I Provision is made for maintenance or improvements outside the corporate limits when the municipality is unable to maintain them or does not wish to do so. Deed restrictions will insure that utility systems, park areas, trees and other necessary and desirable physical facilities will be cared for by lot owners in the subdivision. The ordinance also contains sections for general administration, on variations and exceptions, violations and penalties, validity and the repeal of conflicting ordinances. The ordinance may be amended from time to time by the City Council if this becomes necessary in the future. �• • - 53 PUBLIC UTILITIES Water is the most essential utility provided by the municipality with its direct impact on the health, commerce and general well-being of the citizens. In addition to its primary life-sustaining function, water is essential for sanitation, commerce and industry, and for fire protection. The availability of an adequate and dependable wat~r supply often has a great bearing on the growth and prosperity of a community. The various facilities that make up a water system; supply works, treatment facilities, pumping facilities, transmission and distribution mains, storage facilities, hydrants, valves, etc., represent a large long-term capital investment and, as such, require careful long-range planning to provide adequate service to an increasing population in the most economical manner. A complete sanitary sewage system consists of facilities for collection, pumping, treatment, and disposal of domestic and industrial wastes. The problem of pollution of our natural resources is finally beginning to receive the widespread concern that it has so long deserved. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of wholesale contamination of water supply and resultant hazards to the community health. The primary function of an urban storm sewer system is to reduce or eliminate accidents and property damage due to local floods and water flooding. Storm sewers also assist in the maintenance of efficient and safe vehicular and pedestrian traffic movement and eliminate the health and safety hazards accompanying pooled water. Advance planning enables the city to provide for increased storage run-off which is an inevitable result of urban development. As more streets, parking lots, and other relatively impervious features replace the original undeveloped countryside, the percentage of run-off from a given rainfall may increase as much as fivefold or possibly more. Existing Facilities The City of Gaylord's existing water system consists of two wells with high discharge head turbine pumps as sources of supply; a distribution system ·of two, four, and six-inch mains; and a 54,000 gallon elevated storage tank. Maintenance facilities are located at the south well house. The north well �- 54 - I I I I located on Otsego Avenue consists of a 16-inch gravel packed well with a high discharge turbine pump. Under normal operation or auxiliary power, the well's capacity is 310 gallons per minute. The south well is located on Center Avenue and is a remodeled dug well with a high discharge head turbine pump. From the best information available, it is estimated that the well has a 350 gallon. per minute capacity. The existing storage tank located on south Center Avenue has a capacity for 54,000 gallons. Although adequate when originally constructed, this tank does not satisfy the present needs of the City of Gaylord. The distribution system is comprised of six-inch wooden feeder mains along Center Avenue, Otsego Avenue, and Main Street. The feeder mains are connected by a two a-n d four-inch distribution network. The distribution network is comprised of wood, cast iron, cement, asbestos, and galvanized iron mains. Recent water main installations in the new subdivisions consist primarily of four-inch cement asbestos pipe. The adequacy of the present distribution system is definitely substandard. In the northwest section of the city, which is beginning to develop into a residential area, there has already been experiences of low pressure. The low pressure is caused by attempting to supply too many people with a 4,000 foot long four-inch main. As with many old distribution systems, the City of Gaylord's network has developed many serious leakage problems. It is apparent from the report prepared on "Water Supply, Distribution, and Storage", February, 1965, by George E. Synder and Associates, that there are many inadequacies in the present water system of the City of Gaylord and many improvements are needed to place the system in proper order to serve the present population. As the community grows in the future, additional facilities must be developed for this new population. Gaylord's sanitary sewer system p~ovides service to all of the present urban development. The system flows by gravity to the oxidation ponds and treatment facilities located in the southeast corner oi the city. The system is connected to the treatment facilities by a 14-inch trunk line which generally follows Seventh Street and Court Avenue north to a point approximately one block north of Main Street. The collection system is in three basic parts, with all the system east of Elm connected to the 14-inch main at Fourth and the central area east of the tracks connected at - multiple points with the 14-inch trunk line. The western collection network is also connected to the 14-inch trunk main and_ crosses the railroad tracks at Fourth Street. This westerly system has a pump house on Main Street near Ohio Avenue. Nearly all of tbe local service lines are of an 8-inch size. Gradients are relatively low due to the level topography of the city. �'-I I I I I .... r,I HIDDEN "'::, VALLEY 0 CLUE 5KI ..J L-- - 0 -- ~ -'"' ITO .,_ IU M - - 1 M-32. "I II II I II II II II - r- i OTSEGO COUNTY j AIRPOR.T JI: · ti ~ ~·E·~ , =· - _- ~,• 1 --~ly . ••••••C 1-------------i 1t • \I - " " • ; ]71---'-- - - i Alt...EAS 5E~VED l)Y SE.WE~ AND WATE~ 5YSTEM5 - r-----.1 e 0 AR..EAS PR..E.SE.NTLY StP--.YED ~y SE.WE P-... AND WAT E. P-... LIN E. S. AR..EAS TO ~E. SE!<....VED l)Y St.WEil-.. A ND WA H I<... L I N E5 I N TH I:. FllTU R..E. . WATEP--.. STOil-AG!:. FACILITIES SE.WE.GE TR..E.ATME.NT PLANT PLATE 10 �I I I I I I I - 55 - • The storm drainage system in Gaylord does not provide for proper removal of surface water. A very limited and inadequate system of underground lines serves the central part of the city, generally around the business district on Main Street. A 14-inch line runs from the oxidation ponds to Seventh Street. From Seventh Street, a 1O-inch line runs to Fourth Street and a series of 8-inch lines connect with the catch basins in the central business area. Only five intersections on Main Street are provided with catch basins. All other areas in the community are primarily served by surface drainage facilities with storm water handled through curbs and gutters, ditches, and by natural flow. The level terrain of the city is not suited to this type of a system. There are frequent instances of ponding water throughout the city following heavy rainfall or during periods of melting snow. Therefore, the city faces a major improvement program if proper storm drainage is to be provided. Future Requirements I I I The master plan for Gaylord's water distribution system calls for a three-phase development program. Phase I of the program would consist of the replacement of all wood water mains, construction of an elevated 300,000 gallon storage tank, and the addition of one well. These improvements are based upon the needs of the present population. The Phase II improvements include the replacement of under-sized mains (less than four inches in diameter) and the addition of several new mains to strengthen the distribution network. These proposed improvements are based upon the present needs of the city; however, they are separated from Phase I to accommodate financial considerations and implementation. The Phase III improvements are designed to satisfy the requirements of the future city. These improvements include the expansion of the supply system, a 500,000 gallon elevated storage tank, and an expanded distribution system. Compact urban growth in and around Gaylord should be encouraged in accordance with the land use plan. One of the reasons for this suggested type of development is to allow for the economic and adequate provision of water supply to the residential, commercial, and industrial areas. The areas presently served by the water system and the areas requiring service in the future are illustrated on Plate 1O,as are the areas requiring sanitary sewer service in the future. The American Engineering Company has prepared some preliminary plans for the expansion of the sanitary sewer system and for the development of an adequate storm sewer system. �- 56 - Relatively limited additional facilities are needed to complete the sanitary sewer system for present development. The plans call for a proposed 10-inch sanitary sewer line to run from the oxidation ponds westerly along Grandview Boulevard, northerly along Wisconsin Street to Petoskey Street, and then northerly along Ohio Avenue to North Street. This proposed line would have a grade of 0.5 percent and would not require pumping facilities. Several other minor 8-inch line extensions are proposed in the plan. As future development takes place, it will be necessary to extend the present sanitary sewer system into these areas, primarily with 8-inch service lines. The majority of the areas requiring future service, as shown on Plate 10,are to the northeast and northwest. The area to the northeast may require added trunk line facilities to the treatment plant; however, such a requirement would be a number of years in the future. I The storm sewer system will require considerable improvement and the expenditure of large sums of money in the future. The plan, as prepared by American Engineering Company, proposes three main trunk lines serving three separate areas of Gaylord, generally similar to the storm sewer service districts. A 66inch line would run from the treatment plant to Seventh Street. A proposed 48-inch line would follow Center Street, extending north to serve all of the areas east of Elm. A 54-inch line would connect with the 66-inch line on Seventh Street and serve all of the area in the central part of the city north to the hospital. The developments west of the railroad tracks would be connected by a 60-inch line and a 48-inch line with a crossing at Fourth Street. The smallest storm sewer in the proposed system would be· 12-inch storm mains with a minimum gradient of 0.2 percent. The system is designed for a five-year frequency and would be adequate to properly drain the present developed areas of the city. As the residential areas to the northwest and northeast develop, this system would have to be extended into these areas. The system is designed so that it would be adequate to handle the extensions into these areas in the future. �' - 57 CAPITAL IMPROVEMENT PROGRAM The proposals in the Gaylord Comprehensive Plan are indeed expensive, for all the proposals are needed improvements. It would be impossible for the city to finance them all within the first few years. To effectuate the plan implementation for maximum benefit according to a cost schedule which the citizens of Gaylord can afford, it is necessary to determine the priorities and estimated costs of the various proposed projects and then prepare a financial plan for their development. The priorities schedule will assure the development of the most · urgent improvements and, combined with the cost schedule, will assure a financial plan which Gaylord can afford. Present hlunicipal Finances Prior to the formation of a six-year capital improvement program, it is necessary to review the past and present level of municipal finance. Such is the purpose of the following text and tables. The cost of government in the City of Gaylord has increased steadily in recent years. Total revenues increased from $136,000 in 1960-61 to $166,000 in 1964-65. Property taxes have been the greatest source of revenue for the city over the years, representing 35 percent of total revenues in 1960 and 38 percent of total revenues in 1964. An important source of revenue for the city is the returned taxes from the state which generally represent nearly one-third of revenue sources. In 1960-61, state motor vehicle tax returns were $21,000 and increased to $27,000 in 1964-65. The sales tax diversion increased from some $17,000 to $21,000 during this same period of time. Trends in municipal revenues are shown in Table 9. Municipal expenditures are shown in Table 10 for the years 1960 through 1965. The expenditures have increased and paralled revenues, increasing from $147,000 in 1960-61 to $153,000 in 1964-65. General government and general street maintenance are the categories that required the greatest expenditures of money, each representing approximately 30 percent of total expenditures. As would be expected, police, fire, and sanitation and health are the next largest categories. During the five-year period shown on Table 10,the costs of government in Gaylord remained relatively uniform. If the capital outlay totals are subtracted, the costs of government have ranged from $132,000 to $148,000, with an outlay of $147,000 in 1960 and an outlay of $148,000 in 1964-65. Although costs of �I I I I I I I I -I 'I ' '' - 58 - Table 9 MUNICIPAL REVENUES Gaylord, Michigan 1960-61 1961-62 1962-63 1963-64 1964-65 $ 48,004 $ 58,249 $ 62,310 $ 62,894 $ 65,003 3,090 3,107 3,107 3,107 3,132 Sales Tax Diversion 16 I 906 16,942 18,361 19 l 516 21,327 State Motor Vehicle Tax 21,973 22,059 24,408 25,912 27,323 Liquor Licenses 1,993 1,974 2,010 2,549 2,517 Court Fines (No Costs) 2,286 2,709 3,076 4,005 5,224 State Highway Maintenance 8,069 12,550 9,084 6,946 10,841 All Other Receipts 34,549 34,317 28,315 42,867 30,795 Total $136,870 $151,907 $150,671 $167,796 $166,072 Property Taxes Intangibles Tax Source: City Manager's Office �-II ~ 1: I' ' II ' " '- Table 10 ,1 · MUNICIPAL EXPENDITURES Gaylord, Michigan 1960-61 1961-62 1962-63 1963-64 1964-65 $ 38,842 $ 37,251 $ 40,919 $38,941 $ 42,624 19,201 19,909 20,335 18,598 21,171 5,586 . 3;951 .. 4,904 4,316 5,674 Sanitation and Health 27,072 7,463 19,430 15,714 16,799 General Streets 38,616 45,531 39,790 38,874 41,611 Library 2,500 2,500 2,500 2,500 2,500 Parks and Recreation 1,748 1,541 2,090 1,365 858 Cemetery 4,179 4,300 4,234 4,477 5,043 Street Lights 4,352 5,077 7,633 7,963 7,975 Public Works 4,699 4,122 3,781 4,030 4,536 18,628 15,456 25,633 3 2 935 $150,273 $161,072 $162,411 $152,726 General Government Police Fire (Including Hydrant Rental) Capital Outlay Total Source: $146,795 City Manager's Office �• - 60 governmental operation has increased as have other costs, the cost of government has been held at a relatively uniform level. Although the amount of revenue has increased during recent years, it is apparent that there will not be an excess of revenues over expenditures for direct operation. The costs of general government, protection of persons and property, and maintenance of streets are major financial requirements of the community. Although revenues will continue to increase in the future, it is expected that similar increases will take place in the level of expenditures. This indicates that major public improvements in Gaylord can only be financed through the issuance of obligation bonds. The assessed valuation of Gaylord in 1960 was 4.8 million dollars and has been increasing steadily during the past five years. In 1965, the total assessment for real and (Table 11) personal property was 6.6 million dollars. The per capita valuation has also increased steadily from $1,886 in 1960 to $2,298 in 1965. The assessed valuation of property in the city determines the amount of money that can be raised through a given tax levy and the bonded indebtedness the city may incur. This indebtedness is set by the state statutes at 12 percent of equalized assessed valuation. Thus, assessed valuation largely determines the amount of income available to the community for the development of public improvements. In Gaylord, the Charter states that the total bonded indebtedness of the community is limited to 10 percent of the assessed valuation. Table 12 indicates the total assessed value for the years 1960 through 1965. The estimated bonding power at 10 percent of assessed value is shown in the second column. In 1960, the bonding power of the city was $484,000 and increased to $659,000 in 1965, During this period of time, there have been no general obligation bonds outstanding; thus; the estimated bonding limit of the city in 1965 is $659,000, The total tax rate for residents of Gaylord has varied considerably during the past six years as indicated in Table 13. In 1960, the total tax rate was $38,00 per $1,000 of assessed valuation (state equalized). The highest tax rate was in 1961 at $40.82; however, the rate was reduced in 1965 to $32.93 per $1,000 of assessed valuation. Although there have been some fluxtuations in the total tax rate, the tax rate for the city, county and the school operating taxes have remained relatively uniform. The greatest fluctuations are found in the tax rate levied for the school debt which has ranged from $3.06 to $6.14. The tax rate in Gaylord is relatively nominal and an increase in this tax rate for the purposes of retiring general obligation bonds would not be unwarranted or excessive . �- 61 - Table 11 TRENDS IN ASSESSED VALUES Gaylord, Michigan I I Total Property Assessed Value Per Capita 693,525 4,844,905 1,886 3,978,550 680,050 4,658,600 1,773 1962 4,250,750 723,250 4,974,000 1,850 1963 4,300,300 757,500 5,057,800 1,840 1964 4,480,700 826,850 5,307,550 1,890 1965 5,531,700 1,057,900 6,589,600 2,298 Year Real Property 1960 4,151,380 1961 Note: Source: Personal Property Estimated Population Increase - 60 per year City Manager's Office �I I I I - 62 Table 12 ESTIMATED ao·NDING LIMITS I -I -I II - Gaylord, Michigan . Assessed Value Year 1960 $ 4,844.905 1961 4,658,600 466,000 1962 4,974,000 497,000 1963 5,057,800 506,000 1964 5,307,550 531,000 1965 6,589,600 , 659,000 1966 7,260,000 (2) 726,000 1967 7,931,000 (2) 793,000 1968 8,602,000 (2) 860,000 1969 9,273,000 (2) 927,000 1970 9,944,000 (2) 994,000 1971 10,615,000 (2) 1,062,000 $ 484,000 (1) Represents 10 Percent of Assessed Value by Charter. (2) Based on the 1961 to 1965 Trend of an Annual Average Increase of $671,000 in Assessed Value Per Year. Source: ' Estimated Bonding Limits (1) City Manager's Office �- 63 - Table 13 TRENDS IN TAX RATES Gaylord, Michigan Tax Rate Per $1,000 of Assessed Valuation (State Equalized) Governmental Unit City County School Operating School Debt 1965 1961 1962 1963 1964 10.00 12.50 12.50 12.50 12.50 11.99(1) 9.60 8.50 7.64 7.76 7.16 5.94(2) 12.80 14.16 13.12 12.42 12.70 11.63(2) 5.60 5.66 3.06 6.14 6.06 3.13(2) Intermediate School Total Tax Rate - 1960 38.00 40.82 36.32 38.82 .24 .24 38.66 32.93 I 1. City is shown on assessed valuation. on State equalized valuation. would be 12.50 for 1965 2. County and School are shown on State equalized valuation. �I 64 •·-- Based on the 1965 valuation, an increase in the tax rate of $1.00 would produce a revenue of $6,589. A $3.00 increase in the tax rate, which represents 10 percent of the 1965 rate, would produce an annual increased revenue of $19,767. Over a 20-year period, this would make available nearly $400,000 for purposes of retiring principal and interest on a general obligation bond issue. There are several methods available to Gaylord for the financing of various capital improvements; the most common method is by issuing general obligation bonds. They are retired by special real estate tax levies; i.e., an increase in the present city tax rate. The second method of financing capital improvements is through the issuance of revenue bonds these are generally issued for the financing of self-supported public enterprises, such as water systems, off-street parking facilities, and the like. Funds for paying the interest and retiring the bonds are derived from income produced by the facilities. One of the advantages of these bonds is that they do not come under _ the limitation on the general bonded indebtedness imposed by state law. Although the "pay-as-you-go" method has been used by some cities, such a procedure would not be possible in Gaylord, as it would be many years before the city could accumulate a cash fund for the purposes of providing major capital improvements. Special assessments provide another method by which public improvements may be financed. This is particularly well used in areas where a certain segment of the community will benefit from a public facility. Under this procedure, the benefited property pays for all or almost all of the cost improvement. This might be used for minor street improvements or for extension of sanitary sewers with assessment against abutting property owners. Similar procedures have often been used by establishing benefit assessment districts for central area parking lots. Proposed Capital Improvement Program The comprehensive plan presents a broad concept of improvements that should be developed in the City of Gaylord during the next 20 years. A proposed capital improvement program has been developed to provide those improvements most needed in the immediate future, designed to meet the financial abilities of the community. One of the serious problems in Gaylord is that much of the physical plant is obsolete and deteriorating. This is especially true of the various utility systems - water, sanitary, and storm facilities. Thus, the community is now faced with the need for a fairly extensive improvement program. ( See Table 14) �~ 65 - The proposed program involves considerable improvements to the water system, the provision of storm drainage for the central part of the city, minor sanitary sewer improvements, the development of off-street parking lots in the central area, continuing street ' maintenance, and the city providing its share for the proposed city-county building. The proposed program, to be carried out during the six-year period from 1966 through 1971, aggregates a total of $1,284,000. General obligation bonds comprise only $486,000 of this total, with the balance consisting of revenue bonds and other sources. The total program is well within the estimated bonding power of the City of Gaylord. As pointed out previously, the city had, in 1965, a bonding limit of $659,000 with no outstanding bonds. Water System Improvements The water system in Gaylord is in a critical state of deterioration, thus, it is essential that major improvements be made in the near future. The citizens of Gaylord have recognized this need and approved a bond issue of $300,000 in an election in 1965. In a master plan for water supply, distribution, and storage, prepared in February, 1965, estimates were outlined for a three-phase improvement program. Phase I would include the replacement of all wood water mains, the development of an additional well, and the construction of an elevated storage tank. Water main replacement would amount to $155,000; a 300,000 gallon elevated storage tank would cost an estimated $72,000; and the well and pump house would cost an estimated $22,000. This would amount to a total estimated cost of $286,000, including engineering and contingencies. The recently approved $300,000 bond issue would be used to cover the cost of these improvements. In order to retire these obligation bonds, a three mill tax levy will be required. This levy would produce approximately $19,000 which would be adequate to cover the principal and interest debt requirement of a $286,000 bond issue. The Phase II water improvement program includes the replacement of undersized mains and the construction of new mains to strengthen and improve the system, including a feeder main to the northwest section of the city from the existing north well. The total cost of this project is estimated at $180,000. It is recommended that revenue bonds be issued for the Phase II improvements, to be retired from water system revenues. It is estimated that the water bills provide an excess over operation of $15,000 annually, based upon the recently increased rates. Depending upon the interest rates, the $180,000 revenue bonds could be retired -in 16 to 20 years. �- 66 - Storm Sewers One of the most critical problems in Gaylord is the standing storm water situation that occurs throughout the central portions of the city. In conjunction with the widening and improvement -of J1iain Street, Michigan Highway 32, by the Michigan Highway Department, a significant change in the storm drainage system can be effected. The Highway Department will pay for the· proper drainage of this major_ thoroughfare, for storm water produced by the new highway surface. However, the City of Gaylord must be prepared to provide the necessary storm sewer system to remove this water from the central part of the city. Initial estimates indicate a cost of $400,000 for such a storm drainage facility. It is possible that the cost to the community will not be as high as $400,000, as the State Highway Department may assume part of the cost. The Economic Development Administration, authorized to carry out the Economic Opportunity Act, will assume the responsibility of the accelerated public works program. The City of Gaylord should be eligible for a 50 percent matching federal grant of $200,000 through this agency for one-half of the cost of the $400,000 storm sewer improvement. It is recommended that the remaining local share of $200,000 be derived from two sources. First, the city could issue $100,000 in general obligation bonds to be retired by the proceeds from an additional one mi~l tax levy. This additional levy would probably not be required for two or three years until the Highway 32 improvement is initiated. The remaining $100,000 could be financed through . the use of motor vehicle funds; It is estimated that the city will receive $28,000 annually in returned motor vehicle funds. If $12,000 is to be used for continued street maintenance, then $12,000 could be used to pay off certificates of indebtedness for the city's remaining $100,000 local share of the storm sewage improvement. This would commit a total of $24,000 of the annual motor vehicle funds. The remaining $4,000 should be placed in a reserve sinking fund. Sanitary Sewers The recently .completed sanitary sewer inventory did not specifically indicate needed sanitary sewer projects. However, it is apparent that improvements to the present system will be required during the next six years. In view of the fact that the present quarterly minimum sanitary sewer charge is relatively low at $1.50, it is recommended that the minimum charge be increased to $3.00 per quarter and that all of the rates be doubled across the board. Thus, the present annual income �- 67 - of $11,000 to $12,000 would be increased by a like amount. The additional $12,000 could then be used to retire as much as $170,000 in sanitary sewer revenue bonds. As an alternate, the entire $12,000 could be used for sanitary system improvements each year during the six-year period, a total of approximately $70,000 in sanitary sewer improvements. The latter method is suggested and is shown in Table 14. If an emergency arises or a ~ajor improvement is required, revenue bonds could be issued. Parking Lots The City of Gaylord recently created a Building Authority in accordance with Michigan statutes. This authority is also functioning as the parking authority for the city. Concurrent with planning for the central area, the authority has selected a series of parking lots and is in the process of acquiring properties. The authority issued $175,000 in revenue bonds and will, in turn, lease the parking lots to the city for an annual rent of $12,000. This $12,000 will be used by the authority to retire the revenue bonds. The City of Gaylord has received a pledge from the merchants for $7,500 annually for a period of 10 years, for a total of $75,000. The remaining $4,500 for the $12,000 annual lease will be taken from parking meter revenues, which are currently providing approximately $6,000 to $7,000 per year. The 280-meter parking spaces to be developed in the new off-street parking lots, in addition to the present off-street parking facilities, should be adequate to meet the needs of the central business district during the six-year program through 1971. Municipal Offices The City of Gaylord and Otsego County have recently established a joint City-County Building Authority for the purpose of developing a city-county building as proposed in the comprehensive plans. The public buildings section of the county comprehensive plan indicated an initial cost of $950,000 for the entire structure. It is estimated that the City of Gaylord would require between 4,000 and 5,000 square feet of space. Assuming a building cost of $20 per square foot, the city should be prepared to assume a responsibility for $100,000. Assuming an annual debt requirement or lease requirement of $7,000, the city would only need to budget approximately $2,000 a year over the present costs of the municipal building. Such a building is several years off and, at that time, it may be necessary to increase the tax levy by 0.3 mills. Further, it �- 68 Table 14 PROPOSED SIX-YEAR CAPITAL IMPROVEMENT PROGRAM Gaylord, Michigan Total Cost Purpose Water System Phase I Water System Phase II Storm Sewers Sanitary Sewers Parking Lots Municipal _Offices Continuing Street Improvements $ 286,400 Parking Meter Revenue Bonds $ 100,000 175-000< 2 > ' 100,000 72,000 $1,283,000 Water Charge Revenue Bonds Water System Phase I $ Water System Phase II 180,000 Storm Sewers Sanitary Sewers Parking Lots Municipal Offices Continuing Street Improvements TOTAL $286,000(l) 180,000 400,000 70,000 175,000 100,000 TOTAL Purpose General Obligation Bonds $180,000 $486,000 $175,000 Federal Grants Motor Vehicle Funds Sanitary Charge Revenue Bonds $ $ 200,000 100,000 70,000 72,000 $70,000 $200,000 $172,000 (1) From Bond Issue of $300,000 approved in 1965 election. (2) Revenue Bonds obtained in 1965. �• • • • ~ - 69 is possible that federal grants are available for 75 percent of the cost of th ~ building which would negate the need for any tax levy. Financing of the city's share is shown as general obligation bonds in Table 14. If a federal grant is not forthcoming, the city would be required to raise the monies in this manner. In view of the fact that the present debt limit of the city is relatively restricted, it would be possible for Otsego County to assume the full faith and credit of all the $950,000 needed for the city-county building. Thus, the city would only pay rent to the City-County Building Authority and would not encumber its bonding power. The county has a bonding limit of $2,900,000 and the proposed capital improvement program for the county only uses a relatively small part of this bonding power • Continued Street Improvements The city has maintained a relatively sound street system over the years. In recent years, approximately $12,000 of the motor vehicle funds have been used for annual street maintenance. It is proposed that this be continued during the six-year program; thus, a total of $72,000 would be used for this purpose in the program. The remaining $16,000 of the existing motor vehicle funds would be used as previously discussed; i.e., $12,000 to retire storm sewer certificates of indebtedness and $4,000 for a reserve sinking fund. Cost of the Program The proposed six-year capital improvement program would obviously require increased taxes and service charges to the citizens of Gaylord. The $386,000 in general obligation bonds (not including the municipal offices) will require a three mill increase for the already approved water system bond issue, and an additional one mill for the $100,000 in sanitary sewer bonds. Thus, the present tax rate would increase from 12.50 mills to 16.50 mills. Also, the present minimum sanitary sewer charge would increase from $1.50 to $3,00 quarterly. The proposed increase of 4.0 mills would produce approximately $26,000, which is about $10.00 per capita per year. The increased sanitary sewer charges would amount to approximately $2.00 per capita. The proposed capital improvement program would provide the community with much needed public improvements at a relatively minor cost to the citizens. The undertaking of these essential improvements will be dependent upon the willingness of the citizens to further improve their community. �ill ill 1)11 11111 ill ill "ill - 71 - PLANNING IMPLEMENTATION The Comprehensive Plan for Gaylord is a guide for future physical development of the city affecting both public and private entities, and is intended to create a well designed, efficient, and desirable community. The preparation of the plan is the responsibility of the City Planning Commission with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The Planning Commission, however, as the sponsor of the plan and advisor to the city authorities should continue to review all matters affecting physical development of the city and should remain active in promoting the plan in the community. The plan itself is merely a blueprint for an orderly and attractive community which Gaylord should strive to be in the future. The task remains of actually bringing into being this planning program. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. The preparation of a comprehensive plan will not, in itself, insure a successful planning program in Gaylord. Many plans have been prepared in other cities, set aside, and the development in these communities continued without direction. Experience has indicated that there are five basic measures that are required to ·develop a city in accordance with a plan. These are briefly reviewed: Independent Planning Agency. There must be an independent planning agency. The task of securing the planned development of a city is too great to be entrusted to an agency or department whose responsibilities are chiefly in another field. The planning agency should be independent of other municipal agencies and should be given legal powers sufficient to permit it to advise, and have its advice heeded, by other local public bodies including independent agencies and State and Federal commissions or boards who are engaged in building activities in the community. While in one sense it is necessary for the planning agency to be objective and independent, its activities must be integrated with the municipal governmental structure to insure the proper coordination of the day-by-day activities of the official policy making and constructing departments and officials. �- 72 - Officially Adopted Comprehensive Plan. There must be an officially adopted comprehensive plan. The building of a city is a gradual process of growth carried on by numerous individuals and agencies and it is imperative that there be a guide for the coordination of the process, expressed in terms of a comprehensive city plan. This plan must have official recognition through adoption by the City Planning Commission. Th i s official adoption will then insure the attention to the plan by city departments and other jurisdictions. As a practical matter any city plan to be successful must be worked out, maintained, and constantly revised in consultation with all public agencies that are involved and affected. To be successful, it must not just have the acceptance, but the enthusiastic approval, of the various public agencies and officials. Private Development Coordinated. To insure that private property development is properly coordinated with the comprehensive plan, legal measures are required. Controlling the basic land use pattern, the zoning ordinance is one of the most important parts of a city plan. Through subdivision regulations, new residential areas can be designed within the framework of the comprehensive plan. Areas for new thoroughfares and for parks and schools may be reserved in the proper place. Public Improvements Coordinated. Public improvements must be coordinated with the plan. The comprehensive plan should be a major consideration in the design of all public improvements. To insure proper consideration of such improvements, the Planning Commission should be charged with the responsibility of reviewing plans for all public improvements prior to authorization or construction. If the improvement is in accordance with the plan, it is approved. If it conflicts with the plan, it is disapproved or an appropriate modification is suggested. Public Support. There must be public understanding and support of the plan. No matter how excellent the planning laws, no matter how sound and inspiring the city plan, no matter how sympathetic and cooperative the officials may be, the comprehensive plan will not be carried out unless the plan is generally understood and approved by, and has the backing of the people of the community. Coordination of Public Improvements For many years, the State of Michigan has had legislation providing for the creation of a city planning commission, outlining the power and authority of such commissions, and providing for the preparation and adoption of comprehensive city plans. �II II II II II II II II I I '. - 73 - This act authorizes the appointment of a city planning commission, establi~hes the term of office for such members, provides for the organization of the commission, the making of reports, the employment of consultants, et cetera. The Planning Commission bas wide powers in reviewing and making recommendations concerning all public improvements. The Council having jurisdiction over projects can, of course, override an adverse recommendation of the Commission; but, the requirement that the plans for the improvement be reviewed before it is built affords an opportunity for coordination with the city plan and allows the Planning Commission to bring to the attention of the appropriate public officials any lack of conformity with the plan. It also affords time for public opinion to be heard, provides a means of keeping the public and the council informed concerning the plan, _and insures that the city plan will be considered in the location and design of all such improvements. -II Michigan State law requires that the compr~hensive plan, or any part thereof, · shall be adopted by resolution of the Commission. After its adoption by the Commission, an attested copy of the plan must be certified to the council, and the County Registrar of Deeds, and after · which action~ the plan constitutes the official city plan. Amendment of the comprehensive plan can be made, but only after referral to the City Planning Commission for its recommendations. II A greater part of Gaylord is composed of private buildings. The various public improvements such as streets, utilities, schools, et cetera, are service facilities which enable the private developments to function. Consequently, if the basic pattern of the community is to conform with the plan, several regulatory measures are needed to help guide private building construction. Ill II II II ·•, ; Guidance of Private Development Recommendations on certain regulatory measures were presented in previous preliminary reports. These include the zoning ordinance, the subdivision regulations, and a major street plan. These regulations either direct private growth or control the standards of private development. Mere adoption of these laws is not enough as they should be carefully administered and strictly enforced. One of the major activities of the City Planning Commission will be the administration of the zoning and subdivision regulations. From time to time, there will be petitions and �" "II II II II II - 74 requests for changes in the zoning ordinance. Each of these should be studied on the basis of the conditions and, especially, from the standpoint of the desirable development of the community as a whole. The ordinance should never be made subject to easy and frivolous amendments. Nonetheless, there will be instances when revision is desirable. These changes should be made only after the most careful appraisal of the conditions and the weighing of public· interests and welfare, to insure that the change is warranted. Similar careful consideration should be given to each subdivision design. Once the plat is recorded and streets and lots laid out, the pattern is fixed, and the design of the area should be made as nearly perfect as possible in its very conception. Public Understanding and Support -II It is essential that the citizens of Gaylord· understand the many problems confronting the city as revealed by the comprehensive plan; how the plan can assist in solving these problems; and the many advantages that the citizens as · a whole may derive therefrom. · No matter how effective the legal procedures that are made available for carrying out the plan, the administration cannot· be completely successful unless the plan is understood by, and has the support of, · the public. Lack of understanding of comprehensive plans · by the citizens has invariably been one of the weakest phases of planning programs. II 1. An active citizen committee that remains as a permanent organization is of great value in a planning program. Through this permanent committee, the will of the community will thus be represented and expressed to advise upon the various elements of the plan. "The intelligent understanding and wide representation of such an organization can consolidate public opinion in favor of developing the city in a truly democratic manner along the principles set forth in the city plan. "-II II II The following are suggested measures for obtaining citizen understanding and support of the planning program in Gaylord: 2. Publication and distribution of the plan provides an important means of acquainting the public with its aims and proposals. The area newspapers and radio stations have done an excellent job of publicizing the studies and proposals. 3. Another important means of gaining public understanding and support is the inclusion of studies of the plan in the elementary and high school curricula. Copies of the reports, including the final report, should be placed in all school and public libraries. · �111 111 "Ill Ill Ill Ill -Ill " II II "-II - 75 4. Annual reports published by the City Planning Commission could be efnective tools in informing the public of progress on the plan. 5. The Planning Commission could form an ex-officio publicity committee consisting of approximately three members, one member of the Commission, a member of the city staff, and a member of an active community organization such as the Chamber of Commerce. This committee could prepare map displays for retail stores and banks, arrange for newspaper and radio publicity, develop color slides and models of the longrange program. Planning Commission Program In order for the planning program in Gaylord to be effective and actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission in the near future. These important steps are essential and immediate objectives. It is the responsibility of the City Planning Commission to initiate these programs _reviewed in the following: 1. Adoption of the Comprehensive Plan. The ' first and the most important step is the adoption of .the comprehensive plan. ~e_veral phases have already b,een adopt~d by the Commission. All of the other actions and programs of the city to guiqe the future development are based upon this comprehensive plan. The City Planning Commission should pursue the adoption of the plan. 2. Recommendations on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed in Gaylord during the next twenty years. The development of these public improvements should start immediately so that they are developed gradually over a period of years. Therefore, it is imperative that the city undertake a sound program for capital improvements. The Planning Commission should refine the capital improvement program and forward it to the City Council recommending its execution. 3. Publish a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the Commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. �- 76 It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. 4. Planning Publicity Programs. The Planning Commission should inaugurate a publicity program. Educational activities must be continued in succeeding years, for a single program, even though extensive, is quickly forgotten. The Planning Commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the community. It is therefore essential that the Council pursue a program in order to make effective use of the comprehensive plan for Gaylord. A program, pertaining to planning, is outlined in the following: 1. Acceptance of the Plan. Following refinement and adoption of the comprehensive plan by the City Planning Commission, the Commission would forward the plan to the City Council. This plan will represent the combined thinking of the Planning Commission members, the consultants, and interested citizens. It is the responsibility of the City Council to accept the plan as a public document to serve the present and future City Councils. 2. Initiate Improvements. The capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the Planning Commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate legislation for its execution. Gaylord bas many pressing needs for public improvement and a delay in providing these improvements will only create a greater burden for the community in the future. 3. Adoption of Regulatory Measures. Following action by the Planning Commission, the City Council should proceed with the adoption of the revisions in the zoning ordinance and the subdivision regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. �" ": "-II -II II II -II II II II II - 77 Planning Commission Policies and Procedures Any major public physical improvement should be referred to the Commission for study and report before it is initiated and land purchased therefor. A cooperative action between the City Planning Commission and the City Council will be required to make it effective. The Commission must be kept informed regarding changing conditions or unexpected trends which may require some adjustments in the long-range plan and in the capital improvement program. Such adjustments should not result in abandoning the basic principles or the major proposals of the plan, but will consist largely of minor modifications to meet changing conditions. The Planning Commission should act as an advisory body to the City Council for any public project that would affect the general deve_lopment of the community. The Planning Commission should interpret the comprehensive plan for the City Council. One of the important functions of the Planning Commission should be an annual review of the capital improvement program in cooperation with the affected officials and agencies. The Planning Commission is concerned with all improvements affecting the community and it is the logical agency to suggest their coordination and scheduling. The City Council should direct the Planning Commission to prepare annually a program of capital improvements for their consideration. The new zoning ordinance provides that the Planning Commission shall study any change requested in the zoning ordinance or district map and make a report before official action is taken by the City Council. The Planning Commission is the logical agency to consider such changes, as it has thoroughly studied all of the major phases of urban development and is conversant with the data and principles on which the zoning ordinance is based. There are several phases of zoning administration upon which the City Council and the City Planning Commission are required to take action. The proposed land subdivision ordinance places heavy responsibility on the Planning Commission. Each subdivision plat is submitted to the City Planning Commission for careful examination to determine whether it conforms to the general provisions of the comprehensive plan and to the standards established by the regulations. The responsibility of the Planning Commission is to determine general overall policy and to make decisions on matters referred to it concerning the physical development of the city. The Commission should have a carefully worked out set of rules �- 78 - and bylaws and an established procedure. The latter should include, among other things, the establishment of regular monthly meeting dates and deadlines for the submission of matters to be considered at regular meetings. Close cooperation between the city and the county should be encouraged by the City Planning Commission. Joint meetings between the city and the county should create an excellent liaison. The Planning Commission should not only be aware of local trends, but should stay informed of new trends and major developments in other cities. Attendance at state and national conferences or meetings on planning and urban development is helpful in keeping the Commission and the community informed of progress and experience in handling local problems in other urban areas. The Planning Commission should also be a service organization for supplying data and information on local conditions and for helpful assistance to both private and public agencies in dealing with current problems. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Comprehensive-Plan_1966 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1966-05 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for the City of Gaylord was prepared by Hardland Bartholomew and Associates in May 1966. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3ca509aa34c346ed3643352542032e8b.pdf b1e120f3f361ac2f32e34ed672f93a71 PDF Text Text - �I II I I I I II I I I I I I I I I I I I A Preliminary Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal Grant from the Urban Renewal Administration of the Housing and Home Finance Agency under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, ~s amended, administered by the Michigan Department of Economic Expansion. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri September, 1965 �I I I I I I I I I I I I I I I I I I I HARLAND BARTHOLOMEW AND ASSOCIATES PLANNERS. ENGINEERS· LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING Ill NORTH FOURTH STREET SAINT LOUIS 2. MISSOURI CAa.Pl!LD 1·1107 CAILE ADDl!S! , HAR.PLAN September, 1965 City Planning Commission Gaylord, Michigan Gentlemen: We are pleased to submit the following Preliminary Report on the Comprehensive Plan for the City of Gaylord. As this is a preliminary report, it should be carefully reviewed by the Commission, the City Council and other city officials. The report includes a review of existing conditions for all planning phases and sets forth preliminary plans and projections for the economy, population, land use, thoroughfares, business district and community facilities. Regulatory measures are discussed in this report and the recommended text for zoning and subdivision regulations are contained as appendices. The utilities studies and capital improvement program will be presented in a separate report following review of the plans in this report. We wish to gratefully acknowledge the cooperation and assistance we have received during the preparation of this report. Respectfully submitted, ::;;;;:~~J:::1 Malcolm C. Drummond Associate Partner ST. LOUIS ATLANTA MEMPHIS '-..._,_ WASHINGTON �I I I I I I I I I I I I I I I •~ TABLE OF CONTENTS INTRODUCTION. . 1 • • . . . . • • • • . CHARACTERISTICS OF THE COMMUNITY • • Historical Background. . . . Geographic Location. . Economic Background. . . .. LAND USE PLAN . • Existing Land Use Pattern Dwelling Unit Distribution • • Future Land Use Needs •• Land Use Plan • . • • • • . . . . . . . . . . .. . . .. .. .. .. .. . . . . . . . • . • . • • • • • . . . 11 . 11 . . . . . 15 . . . . . . . • • • . • • . . .• . THOROUGHFARE PLAN. . . . . . Present Street System •• . . . Traffic Patterns • • • • . • • . Proposed Thoroughfare Plan • . • • • . . . • . . . . . . • . . . . . . .. . . • • 3 3 5 5 • . 15 . . 16 . . . . 21 . 21 . 23 • 24 THE CENTRAL BUSINESS DISTRICT • • • • . ,.. • . 27 Land Use Pattern • . • • • • • . • • • • • • • • • 27 Street Pattern . • • • • . • • • • • • • • • . • • 28 Parking Facilities • • • • • • • • • • • • • • • • 29 Development Plan for the Business District, .33 • • 37 .37 .40 COMMUNITY FACILITIES . • • • • • • • . • Existing Community Facilities Community Facilities Plan • • • • REGULATORY MEASURES . • • • • • • • • • • • • • • 45 Zoning Regulations. . • • • • • . • • . • • 45 Subdivision Regulations . • • • • • • • • • • • . 50 PLANNING IMPLEMENTATION . • Administration of the Plan • • • • Immediate Objectives for Planning City Council Program . • • • . . . Public Understanding and Support. • • .. . . . . . . . • • . 53 . . . 53 Implementation.54 • • • • . • . . 55 • • • • • • • • 56 APPENDIX A - PROPOSED ZONING ORDINANCE APPENDIX B - PROPOSED SUBDIVISION REGULATIONS �I I I I I I I I I I I I I I I I I I I INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 Land Use - 1965. . . • . • • . • • • • . . . • • Distribution of Dwelling Units - 1965 and 1985 Land Use Plan - 1985 . . • • • • • • • Zoning District Map. • • • • . . . • • • . • Traffic Flow - 1965. . . • • • • • • • • Major Street Plan . . • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan . • • . • • • • • . • Community Facilities Plan. . • • • • • • • • 11 15 16 48 23 25 25 33 40 INDEX TO TABLES Table 1 2 3 4 5 6 7 8 Economic Characteristics • • • • • • . . • • • • Population Trends and Projections. • . • • • Existing Land Use in Gaylord. • •••••. Land Use and Population Ratios. • ••••• Future Land Use Requirements. • • • • • • Existing Major Street Data • . • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities . . • 4 8 12 14 19 22 30 43 �II I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing .· community in the center of a rapidly developing area. Increased trade ·activity and industrial development. are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates consi-derable development in the surrounding areas represented by continuous development .of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �- 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments . such as the use of land, construction of buildings, division of land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by .the land use plan. These plans and regulations are the basic components of the Comprehensive Plan. �• •I 'I I I I I I I I I I I I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical ~ackgr6und Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost from the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years, employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Sagin~w, a . hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passenger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3~' started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the O. W. Rowley Company was established in the area. �I I I I I I I I I - 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan Retail Trade - 1963 - Gaylord Establishments • • • • • • • • • • • 76 (62 with payroll) Retail Sales~ • • • • • • • • • • • • • • • • $10,587,000 Payroll • • • • • • • • • • • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord _ Establishments • • • • • • • • • • • 46 (22 with payroll) • • • • • • • • • • • $819,000 Sales • • • • • • • • • • • • • • • • • • $164,000 Payroll • • • • • • • • Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • . • • • • • -. -• • • • 23 Sales • • • • • • • • • • • • • • • • • • $9,600,000 Payro 11 • • • • • • • • • • • • • • • • • • •. • . $412, 000 Manufacturing - 1958 - . Otsego County Establishments • • • • • • • • • • • • • Value Added by Manufacturing • • • • .. .. •. . . . . 18 $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • • • • • • • 69,000 acres Number of Farms • • • • • • • • • • • • • • • • • • • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • . . . . . . .. . . . . . . 212 Construction. .• • • • • • • • • • • • • • • • • • • .184 Manufacturing • • • • •. • • • • • • • • • -• • • • • • 579 Transportation, Communications and Utilities • • • • • 75 Wholesale and Retail Trade. • • • • • • • • • .• • • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 · Public Administration • • • • • • • • • • • • • • • • 156 Business Services and Miscellaneous • • • • • • • ~, .676 2,420 Source: U. S. Census, 1958, 1959 and 1963 I I I I I I I I I I I I I I I I I I I �I I I I I I I r GAYLO~D I I I I I I I I I I I I u.s. INDl,.NA GE ·r~~N E- GKA HIC CITY PLANN ING COMMISS1or..; GAY LOi.D. MICH IG A t,J TH( Pll•AlA10N Qr 11-1!1 MM WA~ IINMIC l-"lLY AJ0(0 lHlOUGH A rtO!l"l GlANl f l OM lH( or Uk&AN llN[WAL A0MINlillATION lli. ~ ING ANO HOM( /INANC( AG(N(l , UNOll IH( Ul· IAN JLANNJ,..G A~\l~lAN(t PlQGlAM ,\UlHOl· IHD IY !MCHQN 701 Of lM( HOU)ING >(1 Of 19~4. A~ AMlNOlO HARLAND BAlTHOLOMEW AND AIIOCIAT!S Cl1Y HAHNllt CIVIL INGIN!!l\, LAN05CM [ AlCH tlE CH SAI NT lOUIS, HP1 1,;01 MIHO U ll �I 'I I I I I I I I I I I I I I I I I - 5 - In recent years, Gaylord has gained distinction as a year~round tourist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, ''Background for Planning" and essentially include~ an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1. Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center selected serv{~es are a vital part of the city's economic base. There were . 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. Although there has been a decrease in the number of farms and land utilized -in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within Otsego County earning $643,000 in farm products sold. In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million. The five major manufactu~ing companies in the County - Standard Products, Higgins Industry, .0. w. Rowley Company, _a nd Gaylord Tool and Gauge have recently been joined by the U. s. Plywood Corporation~ which employs about 200 persons. By comparing this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturipg in Gaylord ' increased by 300 persons to 1950 and increased ari additional 200 persons to 1960. Th.i s is attributable in part to greater manufacturing activity; but probably an . equally important factor has been the growing tourist trade. : While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun-Uy to increase these developments. If Gaylord and Otsego County are to gain new· industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �Ill i i II II i II rl I I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of finished products, and wood-using industries. It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County exper1ence growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may bold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, . the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population bas increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United States population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the County Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �I I I I I I I I I I I I I I I I I I I -:- 8 Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan City of Gaylord Gaylord Urban Area United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) · State of Michigan (1,000) Otsego County Year Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. I I I I I I I I I I I I I I I I I I I I �'I ' 'I 'I I I I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3.5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylo r d urban area by 1985. �I I I I I I I I I I I I I I I I I I I L_ _ __ _ _ _ ~~ ! r-- LAND USE 'Y'• - 19~5 ~ RESIDENTIAL • C3 C.OMMERCl~L SEMI - PUBLIC PUBLIC AN ND RAILROADS INDUSTRIAL A ~ I PLATE 1 �I I I I I I I I I -I I I I I I I I I I - 11 - LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one .another largely determines the character of the community. Proper planning bf these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding area is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. S. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. I I �- 12 Table 3 I EXISTING LAND USE IN GAYLORD - Gaylord,:Michigan Land Use Classification Area in Acres Single-Family . Residential 147 .6 ; Two and Multiple Family Residential Percent of Total Corporate Area _Compared Gaylord Cities * 14. 44 , Percent of Developed Area Compared Gaylord Cities * 17 .10 29.0 34.08 6.1 .60 2.75 1.2 5.48 Commercial 31.2 3.05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 ' 2~50 3.7 4.99 2.1 .21 , 2.55 0.4 5.08 , Parks ' Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 100.00 Developed Area 510.9 Vacant Land 511~1 50.01 49.83 1,022.0 100.00 100.00 Total Area * • • ' 100.0 The average of 28 other cities have a population of less than : 50,000. �I I I I I- I I I I I I I I I I I I I I - 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the go~f course, and city property form a large mass to the south; the sanitarium and hospital occupy large tracts to the north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction. The present population of Gaylord bas developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed area devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �-14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Land Use Classification Vandalia, Illinois Jackson, Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 o. 74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks o.os 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6. 76 ... 4.08 19.56 22.83 18.17 Total Developed Area 16.94 16.69 �I I I I I I I I I • . I. . . •• I . . 1 . VALLEY CLUB . l·. le t~- N01lTM£1\.N !,AN ITO II..IUM f------1 f - - ··· - 7 7 ..• i. • I I I I I I I I I I HIDDEN l • • OTSEGO ._ LJ COUNTY ~ Al R.PO R T • ..ly .- r===~~•µw;mml];ill~~¥• I DISTRIBUTION e HA.LA N D I AlTHOLOW f W AN O A !,!,OCIATU c,, • •, ... 11 111,, u 1•1lou,, (IY!l u,,. nu. ~Ot 19•~ lA•DSCAII ,.,o, ,ucu ,uuouu CITY PL,.NNlNG COMMISSION G,.YlOJ.0 MICHIG~N OF DWELLING UNITS - 19b5 & 1985 • ONE DOT UNITS OR • ONE DOT UNITS OR REPRESENTS FOURTEEN REPRESENTS FOURTEEN FOUR DWELLING PERSONS, 19b5 FOUR DWELLING PERSONS, 1985 PLATE 2 �I I I I I I I I I I I I I I ! ! ! ! I I - 15 Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within th~ community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated i .n and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar . size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using . an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of larid uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �- 16 The acres used · pe._r_~~lOO .- persqii_~ for .. single-family residential purposes will increase slightly to six acres per 100 persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons - for commercial activities will increase to approximately 1. 50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. ·As previously-noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street develop~e._nts and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The inc·r eases shown in the table reflect a trend toward larger floor · areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and withiri the areas iIIlmediately around the corpor·a te limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the ·Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, com~ mercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I I I I I I I I I v==9-r-(I - - - - f ! - - - - = ==-----------········ \ "(,. \.,. > > ::.,::\ ). I . \· ,._DD1Tic:u,i "'l'O c;,01,fl C.OU.I\!!.£ I 1· - USE LAND D D D PLAN - 1985 ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS ~ INDUSTRIAL AND - MAJOR STREETS RAILROADS PLATE 3 �I I I I I I I I I I I I I I I I I I I .:. 17 This plan contemplates the rehabilitation and rebuilding of the central business distiict as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreat _ional activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be·iocated north of Main and east of the railroad tracks. This_ re~idential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyo.nd the planned residential areas of the community. The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average I ! ' I �- 18 - density would be one dwelling unit per acre. Th~ Land Use Plan and the distributi.o n of dwelling units shown _oIJ. Plate 2 provide a density of approximately two to three dwelling units per acre. · This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south of the city would also be highway and touristoriented. Continued use of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would be primarily for service of residential uses. Parks and Open Spaces Al thou.g h Gaylord has a large amount of land dedicated to various open spaces, only . a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreat_ional park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex _is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. · Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I 'I I I I I I I I I I I - 19 - Table 5 FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 0.70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys 10 70 100 30 50 160 190 890 Total (1) 280 Based on a population of 4,700. �_f - 20 place in the large industrial area along the west side of Interstate 75. This area would ~e served by the interchange on the Interstate Highway in Gaylord at _M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. · The Land Use Plan provides for a total urban area of 1,500- acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those .needed for the City of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided._ ·in the Land use Plan which is in excess of the required 50 acres shown in Table 5. �---------------------------------------------~ I I - 21 THOROUGHFARE PLAN •• I I I I l I I I I t I I ■ I I I I The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with wider and heavier pavements to accommodate ordinary traffic as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic I I �• • - 22 Table 6 EXISTING MAJOR STREET DATA G~ylord, Michigan '• Section Name of Street Main Stre~.t Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Road Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavenient Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type Name ·of Street of Paving (1) Main Street Center Avenue . Otsego Avenue Ohio Avenue · Fourth Street Mitch~ll Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved . Earth Morgan to Old 27 Bit. Agg. Bal. ,Oil Seal Bitull)inous Aggregate Bituminous Aggregate . Bituminous Aggregate Five Lake Road McCoy Road Dickerson .Road Murner Road (1) Concrete, bituminous, oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I . I HIDDEN "':::, 0 L > - - -- VALL E Y : ) ..J I ( SKI 0 i..1 0 11.TWf lU ,1 :,.-.M1 TOR.. ! UM 'I I f 'I ', ' ' ', ' ' M-3'2. ~ I i _ _ _ _ _ __j__ I __ _ OTS E GO COUNTY Al R.POR. T :---=~~ :\1illfilm&m:~=:=b(t1'•LA"ll l1, (l¥l l 0610,I U. H~ IUAND I AllM Ol OW f W A PIID M50CIAH5 I AI OSC.U!AlOl1llC 1' ~EPT , 196) 11 ,uo uu IA1111 1oun C! TY Pl ANNING (0t.lMl'S'5l0N GAYlOkD TRAFFIC VEHICLES PER FLOW - MICH IG AN 19~5 TWENTY - FOUR HOUR PERIOD GRAPH IC. SCALE. PLATE 5 �I I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. S. 27 and on the west side of the city where it crosses Michigan Highwat 32~ Gaylord presently has a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an 80-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition. Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 5. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which had a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old U. s. 27 with some 4,400 cars on �- 24 Center Ave.n ue north . of ·Ma;i.n Street . and some 7,700 cars on Otsego Avenue south· of Main Street.. . The traffic volumes on Main Street reduce very rapidly at .the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits. Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher voiumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars . ·traveling over . the other streets both major and minor - within the .c ommunity. For example, approximately five of the streets south of Main . Street have traffic flows between 700 and 1,000 vehicles. This indicates that no.n e of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is , expected to increase from four to five perc·e nt per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125. percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes reveals some significant increases; for instance, traffic flow on Main S.t reet by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to .the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan has incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land .use plan to insure proper ·development and access to all future land use development within the city. (See Plate 6.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-OhioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares . would be necessary. �I I I I I I I I I I I I I I I I I I I m I I m \1 ~ ! ~ I I HIDDEN '--- VA LLE Y SKI CLUB L._ - 1 - · · -- - - - - l l l - - - - - l - - - • NOII..Tl-lfll,.N ~ANITOlllU"", I I _L_ MAJOR ;;.: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MI NOR STREETS PROPOSED STREET VACATIONS • RAILROAD =c:::::i - CROSSING ELIMINATIONS Pl ATE 6 �I I I I I I ST~EET Tl<-.AFFIC L/\ Nf. FO~ THO~OUGHFA~ES MAJ 0~ C ~OS S - S E. CT ION PAl?-..K I NG L/\ Nc ® f>Af!...f!...lf.l<-. CUI<-.!', CLcAf!...ANct E.LE.MENTS MED I AN @ (61--.ASS STl?-.. I P AN D SI D f. WA LK) ,f 10' 101 Y I ·~ir7 i · 1 4' lO T n MINIMUM I ., I 2J ~ ~ ~luHT-OF-WAY c;,o• kO. W . 'I ~EQUl~EMENTS 80' "-..0. W. 100' 11-...0W. 120' F-..0 . W. 2 H.AFflC LANESGJ 1 PM.. KIN6 LANE I I I 2 1 ll..A fF IC LANE S 0) 2 PA!l..KIN6 LANES 3 TJ!.AFFIC LANES @ 0 PA!l..KIN6 LANE,S .3 Tll..AFFIC LANES @ 1 PAJ!.KIN6 LANE I I I I I I I STANDA~DS GENE ~AL 3 TJ!.AFFIC LANES@ 2 PAF-.KIN6 LANES MINIMUM (13:,0)+ 4 lF-.AFFIC LANES (2) 0 PAF-.K.IN6 LANES MINIMUM 000 4 H... AF F IC LAN E S ([) 1 LEFT TUll.N LANE 0 PAJ!.KIN6 LANES 4 Tll..AFFIC LANES ([) 2 PAll.KIN6 LANES MINIMUM 900 4 Tll.AFFIC LANES ([) I LEFT TUP-.N LANE 2 PA!l..KIN6 LANES MINIMUM 1150 G) THE LEFT TUP-.N LANES MAY l>E 10' WIDE WITHOUT SEl'--.I OUSLY I MPA!l..lNCi OPEP-.,ATI O N. ® WHEP-.E PAP-.K.INCi LANES A"-.E TO E>E USED AS PEAK-HO U!l.. Tll.Aff lC LANES, THEY SHOULD E>E DES ICiN ED TO H .. AfF I C LA NE STANDAP-.DS WITH ll..ECiAF-.D TO CU!l..E> CltAPs.ANCE LANE W I DTH, AND PAINT STJ!.IPE LO CAT ION. @IF THE MEDIAN CONTAINS .~ LUT TUP-.N LANE , TH[ LEFT TUP-.N LANt WIDTH (10'-12') MUST H ADDED TO T HE MtDIAN WIDTH. @ G) ©. Q) THE LAPs.CiEF-. 50"-.Dl"-. WIDTHS SHOULD 5[ USED ON THE WIDllt-. CP-.OSS-SECTIONS . NO MEDIAN IS CONSIDEP-.ED ON THESE Cll..OSS-SECTION S. THESE CP-.OSS-SECTIONS AP-.E FOil.. ONE-WAY H..AFFIC ONLY. THtSt O... OSS-S[CTIONS All.E FOi-... TWO-WAY TP-.AfllC ONLY PAJ!.,KIN6 PEll....MITHD ONLY WHEP-.E PAJ!.K.IN6 LANES Pll..OV I DED. NUMH!l..S UNDEI'--. Cl'..DSS-SECTION CLASSIFICATIONS DESICiNATl DtS/6N CAPACITY IN VEHICL(S PE"-. HOUI'--. 5Y 0 ..055-StCTJON . PLAIN NUM5EP-.S Al'...E FOil.. TWO-WAY Tll..AFFIC- PA"-.ENTHESIS NUMU"-5 AP-.E FOil.. ON[ - WAY TUfflC. DATA TAKEN FP-.OM DESICiN CAPACITY CHA"-.lS FOil.. SICiNALIZED SH...EtT AND HICiHWAY INTl"-.SECTIONS, 5UJ!.,[AU OF PUBLIC J!.OADS, Ps.tVIStD 1959, WITH THt FOLLOWINCi ASSUMPTIONS, 10% Tll.UCK.S - 20% J!.,/6HT TUP-.N -10% LEFT TUl'...N - NO BUS STOPS - Cill.tEN/CYCL[ 4S % - NO S[PA"-AH LEFT TUll.N SIC, N/\L - PAP-.KIN6 PF...OH / blltD 100 FttT Fil.OM I NH"-.S[CTION . "DOWNTOWN All.tA ( fOI'.... ONE-WAY 5Tll.ltTS ONL Y) +Fl'... I N6 [ AP-.tl\ ( FOil. ON[-WAY Slll..ttTS ONLY) INTt'--.MlDIAH APs.tA FOi._ TWO-WAY H.AFF IC VO LU MtS M"-l l ... ND t,._lH• Ot O._.tw " N D AnOC IATfS ( •1• , , , .,•!0 1 I• > I 1., , ., l , ■ I ,, HP ! 19 &) 1~ •• • 1011•1 ' - y • ~ l( ~ . •. ,...... -- ~ GAYLO~D " I • •<• •, : • 1 " 11 0, u .::~ ...... ':i ~ - ·• 1.11(,. G"' N PLATE 7 �I I I I I I I I I I I I I I I I I I I - 25 One of the most important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 6, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grandview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 7. �-I I I I-I I -I I I - 27 - THE CENTRAL BUSINESS DISTRICT Gaylord's business district .serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern ~ I I I I I I I I I I The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial -uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �~ - 28 wires and poles add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all o~. the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempti~g to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid out in a system running north-south and east-west. Through traffic is concentrated . on Main Street and th~re are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street~ The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michig~n ~2. Thro~gh traffic does not add to the activity of the area and represents a detriment to the area's future function. The ~ight-o~-way width of all streets within the central area . is 66 feet with the exception of Main Stre~t, which has an 80-foot right-of-way. Traffic · volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes .on Main Street, between Center and the railroad tracks, are -in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell .Street, First Str~et and Second Street - all less . than 1,000 .v~hicles in 24 hours. · Peak hour traffic volull\es generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of app+oximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow . on Main Street is reaching a critical point, especially during tQe peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. •'I • • •ti ll ll t, �- 29 - Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total 110 89 2 2 15 108 54 15 380 Off-Street Parking Public Lots Private Lots 289 51 Total Total All Parking 340 720 There are a total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered. These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �- 30 Table . 7 PERCENTAGE OF VEHICLES PARKING BY. TIME - PERIODS Gaylord, Michigan : Time Period ½ hour ½ to 1 or less hour 1 to I½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less · hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 liours 4 hours oi:- more Source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 10 and 15 Minute Meters 71.5 21 .. 4 o.o o.o 0.0 o.o o.o o.o 7.1 100.0 Two-Hour Posted Private Lots Public Lots Unrestricted Spaces 50.0 11.1 5.6 16.7 5.6 5.5 11.5 13.6 6.2 5.2 3.1 13.6 6.2 5.2 35.4 100.0 10.9 4.3 4.4 8.7 6.5 15.2 13.0 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o o.o 5.5 100. 0 - o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bart4olomew and Associates, December 29, 1964 Two-hour posted, two-hour. metered in summer. • • • • • • • • • -I I I I I 'I I II �- 31 of the central business district. This study was carried out during the peak ski season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 407 435 478 445 434 . · 354 216 The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �- 32 - On private lots, parking periods are for longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying for four hours or more. Parking in the public lots is also more on a long-term basis; only 15 percent utilized spaces for one hour or less and 30. percent remained· for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spac_e s must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 spaces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there _should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours 4 Hours Over Total lOQ.O Percent Parked 80.7 7.6 6.4 5.3 Average Length of Time Parked 0.6 . 1. 7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per· 10~ Cars Parking 41 11 17 31 100 Of · tbe existing 720 total parking spaces, approximately 52 of every 100 spaces should be used for one hour and one to two hour parking· space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted •I • • • • • •I I I I I I ~ �J ______,,,~'----. .___ - --- - - - - .... . . . .. . . . . .. .. ... . - . EXISTING BUILDING GR-OUPS TO IZ.cMAI N -I.____ -~---- TO ~l(iij'l.iAY MITCH ELL 27 sT. . . . . . .. . .. .. .. . u...i > . . . . . <l: - PIZOPOSED BUILDINGS PIZ.OPOSED Cl TY COUNTY 5UILDING D IZ.f SI DtNTI AL AKt AS CJ OPEN SPACES Imm PKOPOSfD PtDfST/\IAN MALLS <t z -<( a CE$ :z i I ~ I I ' ----'---t!:U '- ~ - I --- ---- - U51DrNT/AL • • •Ill Ill II II / ST so ANOLt SPACES CUANGE.D SPACES CITY PLAN 6AYLOP--.D, COM/1\IS<,ION MIC~IOAN Tr1! U,.flAlATIO ,- Of T,U MAI WA) IJ-lANCIALlt ,1, 1DID lHlOiJGrt A HOllA.L Gl AH1 rLCW, IHI. UA.I AH llN!,,,'Al A01,1!Nll1L.ATl0t,, ,i>f IM! HOuS· .. . ..... WG AND HOlitl IINANCI AulNCY UN!H~ !If. UI.· IJ.H ,tJ,,.HING A)~HA1<tCl ll.06lA"' ,._UINOl· tl(D If YC T!ON 701 Of lHl NOIJ)mc, ACT Of 19S~ A) AM(HDlD ·*l.o'.>1.·.10 ".3<1 • CO ~b: SY-Ac.ts· . ·. · -su;en.·.vAc..ur C. <( NS ·4-. . ~O(H\ . ... . . .. . . ·$DUrn . . . .-Cir: . . .M . IN 0 <>L ...J . ::r . . . . · .... ..... ·..... . . . . .. . . \J I-IAUAND f)A"TWLOMEW AND ASSOCIAHS e, ITY PlANHf~S, llVIL tl'/6/HE:tF-S, WIDSCAPf ARCUITECTS SAINT LOUIS, Ml S',OUP-.I, SEPW'l\btP-, 1965 : .. ·. : ·... : .. ... .. . .. ·. . . . . . ·.. ./\.E. ·y. 1 -D· f.(1"1· ~ ~ · ·.... ·.: ·.. : ·.•:· .· : ·.... .• ••. . . . . . . . .. · .·. ·. ....... ·. . ... .. I ____, J ...____ __ ·-·· - . • 1 . • • • • ---- )fCOND ST. ----- f)LJSINESS DI ST~I CT PLAN - _./ I I �t ' ' ' ' ' ' ' '• • • • • • • • • - 33 - to two hours or less. Further, any elimination of curb parking spaces along Main Street through changes from angle parking to parallel parking and the elimination of any .parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 8.) It is a longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls • Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended • The plan includes three pedestrian malls within the area as shown on Plate 8. These malls or walkways are placed along the vacation of Court Avenue. The proposed malls would be 66 feet wide and should be properly landscaped and oriented for pedestrian use. An important mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. At the north axis of this pedestrian mall would be a new proposed specialty shop or building of unique design. A second mall would run south from �...; 34 - Main Street -to First Street along the east etjge of the proposed new ;ci ty:-county building. The. third inall would run a short distance south of First Street within •the Court Avenue right-of-way to ·a second proposed building of unique design. The building to the north and the ·building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the ·south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing and proposed general locations for building groups are shown- on · Plate 8. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within t _h e central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in· the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important-east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel .parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street .and then westerly along . Second Street to Otsego Avenue. -This would · require improved paving along this four block by-pass section for two moving lanes of traffic. I' •I II •.. 1 �I • •I • -I t I -I - 35 The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 150 of the private spaces retained. There would be a total of 750 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. H I �- 37 - COMMUNITY FACILITIES Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of . all kinds. The availability and adequacy of various public utilities are a definite measure of the quality and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there are a number of recreational facilities within Otsego County at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There is one nine-bole golf course open to the general public just south of the city on Old Highway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they are primarily camping areas. The City of Gaylord has a totally inadequate park and recreational program, even for a community of its size. A determined effort must be made to develop a proper park system in the future. School Facilities The Gaylord Community School District is one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment ·1 �- 38 of 658 students. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed iri . 1951. Both the junior grades, 7 through 9, and senior grades 10 through 12 . are taught in the school's 32 classrooms~ This facility h<iS a total capacity for 960 students; compared ·to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten yeJrs are shown in the following table: Year . .. ~ . ·1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 Grades 9-12 K-12 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 K-6 7-8 452 504 486 491 524 566 .561 663 104 :130 141 120 126 153 156 153 131 153 177 .675 674 658 School enrollments have increased nearly every year since the ·1951-1952 school year, from :7 60 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment bas taken place in all grades - elementary, ·junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased from · 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire · county, · an increase of 600 students over the current county-wide enrollments. It · is expected that the Gaylord - Community School District - will receive a greater part of these increased school enrollments, or approximately 520 additional students. -It ·is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades : 7 and 8 will' represent 60 percent of the �I I I I I I I I I I I I I I I -I I I - 39 - enrollment, and grades _9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. · The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately t~e same _ percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. ·t �- 40 - The Otse·g o_· County Road Co~:j..ssion offices and garage are located on Otsego Avenue s _o u:th of the Gaylord business district. The structure was built in 1940 and has major additions . in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation . department also has a large storage yard . adjacent to the road commission storage yard. ' Both of these operations are in a satisfactory location in · relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities are shown on.Plate 9. The comm~nity facilities plan proposed the utilmate development of tliree city parks, a new elementary school, and considerable ·expansion of the sanitary sewer system and water system. The various proposals are · discussed i _n the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Granqview . Boulevard into Hayes Road. This section of . highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a comple.t e unit of neighborhood recreational facilities including playground equipment, hard surface courts, ball diamonds, and other active recreational facilities. A major feature of tµe recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as a neighborhood park for the area north of Main and east of the railroad tracks; This would include a complete contingent of neighborhood recreational facilities similar to those proposed �I l I I I \ 1 \' ~ ) ~~-- ; . ' I I I I I I I I I PROPOSED SITE E I FOR C.\TY PAR !AND SCHO t 30 ACRES) END~D DDITION C.OUR.SE. I I I I I I ANSION - --==r1=:~WJlmJJ[lilllk==::=!= MAllAND IAUHOlOM(W AND AHOCIATU (11• • l """IU, 1A1u ,01111 Cl¥rll01•1•UU. \A •Ol(NI A.C•tTIC TI Hn COMMUNITY iii D -- FACILITIES 1<iH io,no1.11o1 C I TY PLANNING COMM ISSIO N GAYlOl0 MICI0GAN PLAN PARKS, SCHOOLS, HOS Pl TALS AND COURT HOUSE. ALL OTHER PUBLIC AND SEM \PUBLIC USES NEIGHBORHOODS PLATE 9 �- 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courtsi and other hard surface courts for a complete range of outdoor athletic facilities. So as to properly. serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities si.milar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, . but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard. �- 42 Proposed City-County Building The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. The post office could be incorporated into this building as well. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all m~nicipal, county, and post office functions. The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new buildfng. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least. ,one other small· ·meeting room should be made availabl,e to serve the needs of both the city and the county. The library should also be located in this building. It is expect~d that fire protection equipment would remain in the present fire hall~ In general, complementary functions such as the sheriff and city police should be able to a·c hieve a better degree of coopera:tion by being located in the same building. The combination of - both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of · the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other .affairs; and its possession of an open green area. The open space lends a special attractiveness to the business area, giving it a unique and exquisite characteristic lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherent aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area, since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. I- I I I �II I I I I I I I I I I I I I I II I I II - 43 - Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Type of Facility Year Built Use of Facility Area of Site in Acres Existing Proposed Tota! Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Site to be abandoned Post Office 1952 U. S. Post Office 0.1 Courthouse 1891 County Offices 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library, Police and Post Office 1935 City Park 2.1 Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 ( 1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Proposed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I 'I ' ' 'I ' ' 'I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to- avoid a chaotic pattern of intermingled residential, commercial; and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord has enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of· zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and ·a -broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of implementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �- 46 - The first purpose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities as highways, schools, and parks, the zoning regulations should be a part of a plan dealing with all of these facilities ·. . Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit :into a comprehensive plan,- resulting ·in maximum benefit to the entire county. There is a close relationship between the land use arrangement and the provision of needed public facilities such as schools. · For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. · The second purpose of zoning is to encourage the most · appropriate use of land. Zoning must be reasonable. The future · use· of property permitted must be related to the ex:i.sting development. In drafting an ordinance, consideration must · be given to the character of the distrfct and its peculiar ·suitability for ·particular uses. Of greatest importance, however, is the necessity for the regulations to encourage .the most appropriate use of land. The zoning- regulations should be based upon the interests ·of ·the entire community - of alr the people rather than upon the value or use of one or two · individual pieces of land. · Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's ·property. It is a directive force to encourage- the development of the best possible community. · The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there -is no zoning to prevent each individual from doing just as he -pleas·es · with his property, the different types of land us·e • - residence, industry and commerce· - · become intermingled; damaging one another and the community as·a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but.that industrial or commer(?ial use adversely.affects �•I • '• • • • • • • • • •I I I I I - 47 - adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property • Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and side yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers • 2. The "R-2'' and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts. 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory. �- 48 - s. The residential districts permit certain· types of institutions and other uses that =shotild o~ly be allowed by special use permit~ 6. The ordinance does not ·contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to thei~ establishment. 7. The uses permitted in the vari·o us districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service district~. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of _the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance are submitted in Appendix A. This ordinance has been coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 4.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is -divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing _.! �' ' ' ' ' 'I I I I I I I I I I I I I HID OE t,,,, VALLEY (.-- SKI CLUB ) t / - I I / LJ + _ _j_ - : - --1 -~ - 1 R-1 OTSEGO COUNTY Al RPOR.T r-----1 KAltLANO tAlTHOlOW IW AIIIO A ))OCIATU ... c/1• tlA11 ■ 1U, C•"11•••1111u. 1••tic..,1 .. ac11111eti -~~~~~~= 6 ., un. ,,o ,101i1,~ CtT'T' .. ,uo11 u PlANNING (O lr,M,A l~510N GAYlOJ.0 MICHIGAN , I' ZONING ti[] - DISTRICT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 4 �I I I ., I I I I I I I I I I I I I I I - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing condi t ions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas. Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings. Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �- 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 -valuation. Any improvement under $200 has no fee. ) .! Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any am~ndment may be made, the proposed amendment must ~e submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the developmertt of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is - difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable· public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interest of the prospective purchaser, the developer, and the city. The creation of new subdivisions often offers opportunities for implementing various proposals ·of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community.- . The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of s~bdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest · to require that the developer ·provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interest. • • • • • • �I I I I I I I I I I I I I I I I I I I - 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan has identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Wbe~ever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. ?'' ' �- 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. I i - Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �I I ' ' ' 'I ' ' ' ' ' ' ' 'I I I I - 53 - PLANNING IMPLEMENTATION Administration of the Plan The preparation of a comprehensive plan is the responsibility of the City Planning Commission, with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The ·planning commission, however, as the sponsor of the plan and advisor to the city authorities, should continue to review all matters affecting physical development of the ~ity and should remain active in promoting the plan in the community. · The completion and adoption of the comprehensive plan are only the very beginning steps and not the end of the planning program. The plan itself is merely a blueprint for the orderly, efficient, and attractive community which Gaylord strives to be in the future. The task remains to actually bring into being this planned community. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. Following its completion, the plan must be · adopted by the City Planning Commission, kept up to date and thereafter periodically reappraised and revised when necessary to meet changing conditions. It is not too great a task to prepare a planning program; to preserve the plan's integrity and to consistently carry out its proposals is much more difficult. Into the development of each parcel of private property and into the planning for each project, must necessarily go a significant number of detailed considerations on the part of many individuals and groups. Throughout the next 20 years, countless decisions of this type will be made. No single group in a given time can possibly foresee the . ramifications of all these many decisions. Many will affect the improvements on the recommendation of the comprehensive plan. The plan, consequently, will require changes and modifications in the future so that it always represents the latest and best thinking for the future development of the city. In any event, the basic principles set forth in the plan will remain valid. Both public and private improvements must be coordinated with some single, overall scheme if a satisfactory community is to be created in Gaylord. �IJ II I - 55 - 4. Establishment of Permanent Citizen Committee. An active citizen committee which would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the principles established by the comprehensive plan. This committee would not be required to provide excessive time, but rather would meet several times a year to review broad planning goals and to provide the commission with citizen assistance. 5. Publication of a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for wide-scale distribution • 6. Publicity Program. The planning commission should inaugurate a publicity program within the near future. It is recommended that a publicity committee be appointed, consisting of several members of the commission and an interested citizen. Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. I.J IJ •I • •I • •I • • City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the .c ommunity. The City Planning Commission is an advisory body and can only make recommendations to the City Council. It �I - 54Immediate Objectives for Planning Implementation In order for the planning program in Gaylord to become a reality so that it can actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission and the City Council in the near future. These important steps are ,. essential, immediate objectives. These five major steps are- reviewed in the following. It is the . responsibility of the City Planning Commission to initiate these immediate objectives. 1. Adoption of the Comprehensive Plan. __The first and most important step is the adoption of the comprehensive plan, upon which all of the other actions and programs of the city to guide the future devel~ opment are based. The City Planning Commission should pursue the adoption of the plan, following review of the preliminary reports by the commission and the citizen advisory committees. The commission should officially and formally adopt the plan and forward it to the City Council. 2~ , Recommendation of Regulatory Ordinances. The City of Gaylord does not presently have any control over the -development of subdivisions within the · city. It is imperative that the proposed subdivis.ion regulations, as submitted, be reviewed by the planning commission, adopted by the commission and forwarded to the City Council so that these regulations become a city ordinance through official adoption by the council. Recommendations were made for the revision of the zoning ordinance. The revised text and district map should be reviewed by _ the planning commission and forwarded to the City Council with the recommendation that these zoning regulations be officially adopted as a city ordinance. 3. Recommendation on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed by the city during the next - twenty years. The development of these public improvements should start -immediately so that they are developed gradually . over a period of y.e ars. Therefore, it is · imperative that the city undertake a sound program for capital improvements. The planning commission should refine the capital improvement program and forward it to the City Council recommending its execution. I I I I I I I I I I I I I I I ;I I I �IJ II I I I I I I I •I • •I • • • • - 57 - plan and recognize its advantages. No matter how effective the legal procedures that are made available for carrying out the program, the administration cannot be completely successful unless the plan is understood by and has the support of the public. It is suggested that the following measures be employed by the City Planning Commission and the City Council to insure and obtain greater public understanding and support of the planning program. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. Slides, displays in retail stores, talks before audiences, and newspaper stories are all effective means of apprising the public of the facts and advantages of the plan. A study of the comprehensive plan could be included as a part of the school curriculum in Gaylord. This is particularly desirable in the junior and senior high school; even the older elementary school pupils can be properly advised about certain phases of the planning work • Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs • An active citizens' committee that would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the concepts established by the comprehensive plan • �- 56 - I I is ther.e fore - essential that the Council pursue a p:togram in order to make effective use of the comprehensive plan. A program pertaining to plann_ing is outlined· in t _h e following: 1. Adoption of the Plan. Following refinemeJ?.t and adoption of the comprehensive plan by the City Planning Commission, the commission would forward the plan· to the City Council. This plan will represent the combined thinking of the planning commission members, the consultants, and interested citizens. It i~ the responsibility of the . City Council to adopt the plan as a public document to serve the present and future city councils. 2. Adoption of Regulatory Measures. Following action by th~ planning commission, the City Council should pr9ce.e d with the adoption of the revised zoning ordinance and the propos~d subdivisi6n regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. 3. Initiation of a Bond Issue. A capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the planning commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate a bond issue for its execution. Gaylord has many pressing needs for public improvements. A delay in providing these improvements will only create a greater burden for the community in the future. 4. Initiation of Downtown Projects. Many improvements to privat~ structures have been made in Gaylord's business district in recent years. The city should follow this local interest with needed parking areas as recommended in the comprehensive' plan. Also, the city should proceed with further studies of the proposed · city:-count°y building. Public Understanding and Support Planning is a democratic process; to be effective, it should have the understanding and support of the citizens of the community. While all technical details may not be grasped by all of the people, the objectives and aims of the plan and its principal proposals_ should be sufficiently publicized so that the public as a whole can see the reasonableness of the I I I I I I I I I I I I I I I �( I 'I I I I I 11 APPENDIX A" PROPOSED ZONING ORDINANCE GAYLORD, MICHIGAN I I Prepared for the CITY PLANNING COMMISSION by HARLAND BARTHOLOMEW AND ASSOCIATES Saint Louis, Missouri �TABLE OF CONTENTS Section . . . . . ••• .......• 1 _P urpose • • • 2 Exemptions • • 3 Definitions • • • • • • • • • • • • 4 Interpretation and Conflict • • • • 5 Districts. • • • • • • • • • • • • • • • • • • A-8 6 Compliance with the Regulations • • • • • • • • A-9 7 R-1 Single-Family Residence District • • • • • A-9 8 R-2 Multiple Residence District • • 9 C-1 General Commercial District • • • • • • • • .... .. . . . . . . . . . . .. ... A-1 A-1 • A-2 • A-7 • • • A-12 ... • • A-13 . . A-16 10 C-2 Central Commercial District • • 11 M-1 Manufacturing District • • . . . . . . . . A-18 12 Off-Street Parking Regulations . . . . . 13 Special Use Regulations • • • • • • • • • • • • A-22 14 Nonconforming Uses • • • • • • • • • • • • • • A-25 15 Supplementary Height and Area Regulations • • • A-26 16 Board of Appeals • • • • • • • • • • • • • • • A-29 17 Amendments 18 Penalties. 19 Validity. .. . .. . ... . . .... . . • • ................ .• . . . . ... . . . . . . . .. . • A-19 A-33 A-33 A-34 �!!....., ---- - r r r f -f -I I I I ·I ! ' PROPOSED ZONING ORDINANCE CITY OF GAYLORD, MICHIGAN This Ordinance is intended - to continue the general orderly growth of this City, to insure proper development , in the future, to protect the values of land and property, and to assure the most appropriate use of land. The Ordinance is designed to allow the continuance of any existing use in the City. PREAMBLE The Zoning Ordinance of the City of Gaylord is to promote the health, safety, morals and general welfare, and to protect the rights of individual property owners; to regulate and restrict the height, number of stories and size of buildings and other structures, the percentage of lot which may be occupied, the size of yards, courts, and other open spaces, the density of population, the location and use ·of buildings, structures and land for trade, industry, residence and other purposes; and for the said purposes to divide the =City of Gaylord, Michigan into districts of such number, shape and area as are deemed best suited to carry out the said purposes; to provide a method for its administration and enforcement and to provide penalties for its violation . The City Council of Gaylord, Michigan, does ordain as follows: SECTION 1. PURPOSE AN ORDINANCE to establish zoning districts and provisions for Gaylord, Michigan, including the administration thereof, in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended: BE IT ORDAINED by the City Council of Gaylord, Michigan: This Ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Gaylord. SECTION 2. EXEMPTIONS The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions, of overhead or underground gas, electrical, · steam or water, distribution or transmission systems, collection, communication, s~pply or disposal systems, including mains, drains, sewers, pipes, conduits, wires, cables, fire alarm boxes, police call boxe~, traffic signals, hydrants, towers, poles, electrical substations, gas regulator stations, and other similar equipment and accessories in connection therewith, reasonably necessary �A-2 for the furnishing of icieqfrate service :by such public utility or municipal department or COfil.!llission or for the public health or safety or general :. ~~~;fare' / ''shall . be permitted as authorized or regulated by law and other ordinances of the City of Gaylord in 3:ny use district, i _t _.being the · int~nticm -:hereof to except such e~ection, construction, al~eration, and.~aintenance from the . ~ppli_cation of° this Ordinance. · · .r_: ,; , -. SECTION 3. DEFI.NITIONS For the purpose of this Ordinance, certain terms and . words are to be construed and are defined as follows: . . . Words used in . the present tense include the future; words in the singular - include the plural number~ and words in the . plural nu~ber- ·i11-clude the singular number: · the word "building" :i,ncludes the_ word "structure"; the word ·"shall" •is mandatory and not directory . . . Accessory Building - A subordinate building, the use of -~~ich . is _incidental to and customary -in connection with the ·principal building or use, and which is located on the same lot with such principal building or use. ··. •, .. Accessory Use - ~ subordinate use which -is incidental to and customary in connection with the principal building or use and which is located on the same lot with such principal building or u_s e. Alley - A public or private thoroughfare which affords only a secondary means of access to abutting property. Basement - That part of a bu:i,.lding having -at least two feet l?ut not more than one-half of its height below the average grade .o f the adjoining ground. · Billboard - A sign which directs attention to a business, _commodity, service or _entert~inment conducted, sold or offered eisewhere than upon the same lot. Boarding -House - A building, other .than a hotel or apartment hotel where, for compensation and by prearrangement for definite periods, lodging, meals, or _ lodging and :_me:als are provided for three or more persons, but not exceeding 20 persons. • I .' • Building - Any structure having a roof supported by columns . or. walls for the shelter or enclosure . ofr persons or. property • . Building, Height of - -The. =vertical .d±stance from the grade to (a) the highest point of a flat .roof, . (b) . the average height between eaves and ridge for gable, hip and gambrel roofs, ·or (c) the deck line of a mansard roof. �• •II • •II • •d • • • I A-3 Buildable Width - The width of the : lot left to be built upon after the side yards are provided. Cellar - That part of a building having more than one-half of its height below the average grade of .the ~a~joining ground. Clinic - An establishment where patients are not lodged overnight, but are admitted for examination and treatment by a group of physicians or dentists practicing medicine together. Club - Buildings and facilities owned or operated by a corporation, association, person or persons for a s·ocial, educational or recreational purpose, but not primarily for profit and not primarily to render a service which is customarily carried on as a business. District - Any section of the City of Gaylord within which the zoning regulations are uniform. · Dwelling - A building or portion thereof designed or used exclusively for residential occupancy, but ·not including house trailers, mobile homes, hotels, motels, boarding and lodging houses, tourist courts or tourist homes. · · Dwelling, Single-Family - A building designed for _or occupied exclusively by one family. · ,: Dwelling, Two-Family - A building designed for or occupied exclusively by two families ·. Dwelling, Mtlltiple - A building designed for or occupied exclusively by three or more families. · Dwelling Unit - A room or suite of rooms used as a singlefamily dwelling, including bath and culinary accommodations. Family - An individual or two or more persons . related by blood or marriage, or a group of not more than five persons who need not be related by blood or marriage, living together as a single housekeeping unit in a dwelling. Filling or Service Station - Any land, building, structure or premises used for the sale at retail of motor vehicle fuels, oils or accessories or for servicing or lubricating motor vehicles or installing ' or repairing -parts and accessories, but not including the rep·a iring or replacing ·of· . motors, bod"ies, or · fenders of motor vehicles or painting motor vehicles, and excluding public garages. · Floor Area - The square feet of floor space within the outside line of walls and includes the total of all space on all floors of_a building. It does not include porches, garages, or space in a basement or cellar when said basement or cellar space is used for storage or incidental uses. I I I I I I I I I I I I I I I I I �I I A-4 ' ' ''I I I L '~ L t . Fro'ntage - The distance along a· st:feet .· l:LneLfrom one intersecting street to an6ther oi from 6rie in~eis~~iing street to the end, of a_ dead-end street. Garage I Pi-1.vate - A detached a·c cessory bt.il.ldfng or portion of a main building housing the automobiles of the occupants of the premises~ · · · ,, 'i : ·· Garage, Publi'c ~ -A building or· porti-on thereof·, other than a private or storage garage, designed or used for equipping, servicing, repairi:ng, · hiring, selling, storing or parking motor~driven ~ehicl~s.· Th~ term repairing shall not include an auto~otive bodj repair shop nor ' the rebuilding, dismahtling or storage of wrecked or junked vehicles; Grade - The average level of the finished surface of the ground for buildings more than five feet from a street line. For buildings closer than five feet to a street line, the grade is the sidewalk elevation at the center of the building _. If there is more than· one street,- -an average s ;i _d ewalk elevati_o n is to be used. If there is nci sid·e walk, the Cfty Engineer shall establish · the sidewalk grade. The average · level of the water where buildings or structures are erected thereon. Home Occupation - Any occupation within a dwelling and clearly incidental thereto carried on by a member of the family residing on the premises; provided that no person not a resident on the premises is employed, no stock in trade is kept or commodities sold, no mechanical equipment is used, except such that is normally used -f or pure.ly . domestic or household purposes, no adve.rtising sign is displayed other than a name plate not exceeding one square foot in area and there is no other exterior indication that the building_is being used for any purpose other than · a dwelling. Housekeeping Cabin Park '- A parcel ' of -land on which two or more buildings; ten·t s or similar -s tructures are maintained, offered or used for · dwelling or sleeping quarters for tran-·. sients, but shall not include boarding and lodging houses, tourist homes or motels. ; In~titutiort· - A nonprofit est~bli~hment for public use~ Junk Yard -• -The use of premises for ' the · open--· storage of old and dilapida~ed ·automobiles·, · trucks, tractors and other such vehicles and . parts thereof, . wagons, · and other kinds of· vehicles and parts thereof, scrap building material, scrap · . contractors' equipment, . .; . ' . tanks, cases, cans, barrels, boxes, :: ; �• • • •ii • I." ,. •.. • •:. ,. ' I A-5 drums, piping, bottles, glass, old. iron, · machinery; rags, paper, excelsior, hair, mattresses, . beds or bedding or any other kind of scrap or waste material. Lodging or Rooming House - Same as . "Boarding II~u~;e''. Lot - (1) A parcel of land adequate for occupanc~ by a useherein permitted, providing the yards, area and offstreet parking herein required and fronting directly on a street. 0 (2) Land occupied or intended for occupancy by a use permitted in this Ordinance, including one main building, together with its accessory buildings and the yards, loading and parking spaces required herein, and having its principal frontage upon a street or upon an officially approved place. ! Lot, Corner - A lot abutting upon two or more streets at their intersection. I Lot. Depth - The -mean horizontal distance between the front and rear lot lines. L , 1. I 11111 I I Lot, Interior - A lot other than a corner lot. Lot of Record - A lot which is part of a· subdivision, the map of wbich has been recorded in the Office of the Regi~ter of Deeds of Otsego County; or a parcel of land, the deed of which was recorded in the Office of the Register of Deeds of Otsego County. Lot, Through (double-frontage) - An interior lot having frontages on two streets. Lot, Width - The width of a lot at the front yard line • Motel (Motor Court, Motor Hotel, Motor Lodge) - A building or buildings in which lodging or boarding and lodging are provided and offered to the public for compensation. As such, it is open to the public in contradistinction to a boarding house, a lodging house or a multiple dwelling which are herein separately defined. Nonconforming Use - The lawful use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is located. Nursing Home - A home for the aged, or infirm in which three or more persons not of the immediate family are received, kept or provided with food and shelter or care for I I I I I I I I I I I I I I I I I - �,-- I I I I I I I I I I I I I - A-6 compensation·;· but not including hospitals, clinics . or similar institutions .devoted primarily to the diagnosis .and treatment of the sick or injured. Parking Space. Off-Street - An all-weather, surfaced area not in a street or alley and having an area of not less than 180 square: feet -, exclusive of driv.eways, permanently reserved for · the . temporary storage of one automobile .- and connected with a street or alley by an all-weather surfaced driveway which affords ingress and egress for an automobile without requiring another automobile to be moved. Porte-cochere - A canopy attached to a building and ex- .. tending over ·a driveway, open on. all sides except for the wall of the main building. Premises - A lot together with all buildings and structures thereon. Sign - An identification, description, illustration, or device which is affixed to, or represented directly or indirectly upon a building, structure or land and which directs attention to a product, place, activity, person, institution or business. Stor_y - That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above -it; o.r if there be no · floor ·a bove it, then the space between such floor and the ceiling next above it. Story, Half - A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor ·level, and in which .space not more than two-thirds of the floor area ·1s finished off for use. A half-story containing independent apartments or living quarters -shall be counted as a full story. Street ,- A -public thoroughfare which affords -the principal means of access· to abutt1ng property. · . Street · Line ous. street. A dividing line between a lot and a contigu- Structure - Anything constructed or erected~ the use of which requires permanent location on the ground-o~ attached to something having a permanent · locatio·n . on the grouncf;· · including, but without limiting the generality of the foregoing, advertising signs, billboards, backstops for tennis courts and pergolas. •., ·. �I I I ,1 ,· I I ] I I I I I I , l'I 'l I I I I _11 A-7- Structural Alteration - Any change except those required by law or ordinance, which would prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams or girders, not including openings in bearing walls as permitted by other ordinances. Tourist Home - An establishment used for dwelling purposes in which rooms, with or without meals, are offered to transient guests for compensation. Trailer or Mobile Home - A vehicle used for living purposes and standing or designed to stand on wheels or rigid supports. Trailer Park or Mobile Home Court - An area where one or more trailers can be or are intended to be parked, designed or intended to be -used as living facilities for one or more families. Yard - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this Ordinance. Yard, -Front - A yard across the full width of the lot extending from the front line of the building to the front street line of the lot. Yard, Rear - A yard extending the full width of the lot between a principal building and the rear lot line. Yard, Side - A yard on the same lot with the building between the main building and the adjacent side of the lot and extending from the front yard to the rear yard thereof. SECTION 4. INTERPRETATION AND CONFLICT The provisions of this Ordinance shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort, prosperity and general welfare of the people of the City of Gaylord, Michigan. It is not intended by this Ordinance to repeal, abrogate, annul, impair or interfere with any existing easement, covenants, or agreements between parties, or with any rules, regulations, or permits previously adopted or issued pursuant to law; provided, however·, that where this Ordinance imposes a greater restriction upon the use of buildings or premises, or upon the height of a building, or requires larger open spaces than are required by other rules, regulations or permits, or by easements, covenants or agreements, the provisions of this Ordinance shall govern. I I I I I I I I I I I I I I I I I I �,...- I I I I I I I I I I ,,. I I I I A-8 .~EQJI ON 5. DISTRICTS . .' i .- In order to carry out the . provisions of this Ordinance, the _C;i ty. of Gay~ord is hereby -.divided into five districts which shall be known as : :·' R-1 .R-2 C-1 C-2 M-1 Single-Family Residence_District Multiple Res:ldence .D istridi~--·General Commercial District Central Commercial District Manufacturing District 2. The districts and boundaries of districts are .shown on the maps attached hereto and made a part of this Ordinance. The map . shall be designated .as the "District Map". All notations ~nd J'.eferences ·shown ·o n the . "District Map" are as much a part of this Ordinance as though specifically described herein. · .a. The district bound~ries are either . streets, highways or alleys .unless otherwise shown~ . and where the designation on the "District Map" indicates that the various districts are approximately bounded by a street, highway, _or _alley .line, such strE?et, _highway, ,or alley line shall be construed to be the district · boundary line. b. _Where the _district .poundaries are not otherwise indicated, and where the property h~s been -or may hereafter be divided into blocks and lots, the dis.trict boundaries shall be construed to be lot lines and where 0the designations , qn the "District Map" are . •) . approximately bound_e d . by lot lines, said lot lines shall be construed to~e the boundary of the district. .;, .. I I/ -~ II ' , III ' a,, ~ I c. In unsubdivided property, ·the district boundary lines shown . on the "Distri.ct -Map" . shall _Qe determined by. use of the scale shown on such map •. d. In the event any street, highway, alley, drainageway or other public way forming the boundary of a dis. trict is .vacated, the new _d istrict boundary shall be the former qenterline of .~aid .vacated street, :,highway, alley, drainageway or other . public way • .. 3 • . All . t~r-r i tory which may . hereaftej;. pec~me a . part of th~ City of Gaylord -by incorporation ~hall .automatically be classified in .the R-:'i · Single_-Fami,:iy Residence District until appropriately. l:'ecJassi:fied in accordance with the provisions of Section 17 o:( this Ordina.nce: • �]I ... 1JI• 1I.• ' ·l ·• • • • • • 1 11 • • •:I A-9 4. In the event the District Map does not show the zoning of any area within the ·City of Gay"iord, such area automatically shall be classified in the R-1 Single-Family Residence District until a reasonable time following discovery of the omission, the area shall be appropriately classified in accordance with the provisions of Section 17 of this Ordinance. SECTION 6. COMPLIANCE WITH THE REGULATIONS Except as hereinafter specifically provided: 1. No building or structure shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building or land be used, except for a purpose permitted in the district in which the building or land is located. 2. No building or structure shall be erected, converted, enlarged, reconstructed or structually altered to exceed the height and bulk limit herein established for the district in which the building is located. 3. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered, except in conformity with the yard, floor area, and lot area regulations of the district in which the building is located. 4. No building shall be erected, or structurally altered to the extent specifically provided · hereinafter except in conformity with the off-street parking and loading regulations of the district in which the building is located. 5. The minimum yards, parking space, and other open spaces, including lot area per family, required by this Ordinance, for any building hereafter erected or structurally altered, shall not be encroached upon or considered as parking, yard, or open space or lot area requirements for any other building, nor shall any lot area be reduced beyond the district requirements of this Ordinance •. 6. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as specifically provided hereinafter in Section 15. I I I I I I I I I I I I I I I I SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT I 1. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the R-1 Single-Family Residence District. I �I I I I I I I I I I I A--10 ·2 ·. Use Regulations. N building· or prelllises_ shall be used only_-~or tµe following ~ti_f P:?ses ~' ,. a~ . s·ingle_;family ~\\;~'11ings. ., b. ' Publ"ic sbhools, elementary and high, or private or parochial schools having a curriculum similar to a public elementary school high school. . . .or · public . ' . . c. Parks, playgrounds and community buildings owned or operated by public agencies. d. · Farining and truck gardening, ·except fur and stock farms and farms operated for the disposal of garbage, rubbish or offal~ e. Country club or golf course, except a miniature course or prac~ice . driving ;y~e operated. ~or comme_rcial purposes. · ~", , :;; f. Churches · and temples. g. Accessory buildings and accessory uses customarily incident to the above uses, but not involving the coµduct · of a business. Acces·sory uses to a dwelling· in:... · · elude, but are not linii ted to, a home occupation, ··- pr1vate g-arage, a swimming pool for the use of the fam'ily and their guests. h. Home occupations. i. Temporary signs · pertaining to the lease, hire, or sale of a building or parcel, not exceeding eight square feet in gross surfa_c e area. j. Chtirch or publiri bulletib boards not ~xceed~ng twenty square f~et in gross surfa~e are~. :: .. .. __ ,; · 3. Height Regulations. ·. Buildings arid 'structures shall exceed neither 35 feet,· · nor two and one-half stories in height except as provided in Section 15 of this Ordjnance. 4~ ·Area Re~ul~tions. a. Front Yard: (1) There shall be cl: front yard having a depth of not less than 25 feet, · except as provided in Section 15 of this Ordinance. I �_. j 1• 1• 1• A-11. (2) Where lots have ,double frontage, the required front yard shall ·provided on both streets. be 's (3) On corner lots, there shall be. a front yard on both streets. On corner lots that were under separate ownership on the effective date of this Ordinance, the buildable width shall not be reduced to less than 35 feet, except that there shall be a yard along the side street side of such a lot, of at least 10 feet, as well as the required interior side yard. • .~ 1• •:. •,. • b. Side Yard: (1) Except as hereinafter provided _in the following paragraph and in Section 15 of this Ordinance, there shall be a side yard on each side of a building having a width of not less than 10 feet. (2) Wherever a lot of record, on the effective date of this Ordinance has a width of less than 50 feet, each side yard may be reduced to a width of not less than ~O percent of the width of the lot, but in no instance shall it be less than five feet. c. Rear Yard: Except as hereinafter provided in Section 15 of this Ordinance, there shall be a rear yard having· a depth of not less than 25 feet. d. Minimum Lot Area and Lot Width: (1) Every lot shall have an area of not less than 8,500 and a minimum width of 60 feet. • • • •,ll (2) Any lot which has less area or width than herein required and was held under separate ownership on the effective date of this Ordinance, may be occupied by any use permitted in this district. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 square feet. I I I I I I I I I I I I I I I I I I I �I I I I I I I 'I I I I I I II I I I II f. Off... Street Parking-: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 8. -. R-2 MULTIPLE RES I-DENCE DISTRICT ; l. The regulations set forth in this Section or set forth elsewhere - iri this Ordinance when referred to in this Section are the regulations in the R-2 Multiple Residence District; 2. Use Regulations. A building or premises shall be used only for the following purposes: a. Any. use permitted in the R-1 Single..:Family Residence District. · b. Multiple dwellings. c. Lodging houses or boarding houses. d. Apartment hotels.- .,. e. Hospitals, nursing or convalescent homes, and institutions, but not a penal or ment_a l institution. f. Private clubs, fraternities, sororities, or lodges. g. A physician, surgeon or dentist may have office space within his residence ·f or consul tat ion or treatment of patients · provided -that no more -thari one--third of the floor area of such dwelling unit is used for office space. h. Storage garage when· accessory'. to a permitted building or use. •J .- • : i. · Usual accessory uses • . · 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor- two and •ohe-half stories in height except as provided in Section· lS- of· this Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-1 District. �l'u A-13 b. • I Side Yard: (1) Except as hereinafter provided in the following paragraph and in Section 15 of this Ordinance, there shall be a si_de yard on each side of a building, having a width of not less than five feet. c. Rear Yard: The rear yard regulations are the .same• as those in the R-1 District. d. Minimum Lot Area and Lot Widths: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. (1) Single-family dwelling; 5,000 square feet and a minimum width of 60 feet. (2) Two-family dwellings; 2,500 ·s quare feet per family and a minimum width of 60 feet. (3) Multiple dwellings; 2,500 square feet per family and a minimum width of 50 feet. Any lot which has less than herein required and was held under separate ownership at the effective date of this Ordinance may ·be- occupied by any use permitted in this : district • . e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 .square feet. f. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set out in Section 12 of this Ordinance. SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT 1. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the C-1 General Commercial District. I I I I I I I I I I I I I �I I I I I I I I I I I I A-14 2. Use Regulations. A building or ·premises shall be used only for the following purpo~es: -.-•· .- .. , .a • . Advertising·sign or b:i:11b6'.ard}'when located at least ···' , ;· ;50: r · r f~et:, ·f rom any "R" Di5.t'r'fc·,:~· · ' ,! • ' : · . i I : . : • · ! ·. ·: . •. :. •... ~- ·,' b. Parking or public garages, and auto, truck, trailer, and boat sales, service, storage;.. ·parts, repair, washing or painting shop provided that any outdoor storage of parts ·, material or damaged: autos, trucks, trailers or boats shall be suitably screened or fenced or enclosed and such storage shall not be conducted within a required yard. c. Auto parking or sales·lots for new or used cars provided that dismantled or junked cars · unfit for operation on the highways shall not be stored on the premises unless within a building. d. Business or- commercial schools. e. Dance halls, bowling alleys/ and: similar places of amusement or entertainment. · f. Restaurants and coffee shops, including drive-in restaurants. ·· The o:ffice and display room of home repair contractors such as- heating, · painting, roof'i-ng and d~corating contractors · provided the business is entirely within a completely; enclosed building, there is no· storage of supplies or equipment on the premises outside the building, and no more than 50 percent of the .. gross floor area is used for processing and fabricating. ,-g~· . . . .( - : . ~- i .. · h. Drive-in establishments bf:f'er•ing 'goods or services to customers waiting in parke_ d a~tomobiles •. . . ,, -: . -; . i ~.. • . . • .. '. • ~ i. - ~ . ·- · Theatres, including outdoor or drive-in theatres. . ~ •. j. Display rooms for merchandise' to b,e sold at wholesale where merchandise is stored elsewhere. k. Printing shops having a saies office or retail outlet on the premises and having less than 10,000 square feet of floor area. · 1. · Radio· or television ·broadc·a sting stations, studios and offices. I t.f1 I r �A-15 m. Repair services or businesses, including repairing of bicycles, radios, television sets, and other home appl~ances, typewriters, watches, clocks, and shoes, having a retail outlet on the premises and having no more than 10,000 square feet of floor area. • ~ ,I~ 1• •~· ~ • J, ! I ~ I n. Monument works having a retail outlet on the premises • o. General service and repair establishments similar in character to uses listed herein. p. Hotels and motels. q. Farm implement display and sales rooms. r. Veterinarian or animal hospital or riding academy provided that no such building, kennel, or exercise runway shall be closer than 50 feet to any "R" District. s. Tire sales and service . t. Other retail stores and outlets similar in character to uses listed herein. u. Frozen food lockers. v. A.ccessory buildings and uses customarily incident to the above .uses. 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor two and one~half,~· stories in height, except as provided in Section 15 of .this ._ Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-2 District. ~ b. Side Yard: No side yard shall be required for non-residential buildings except that a seven-foot side yard shall be required on the side of a lot or tract adjoining a residence district. Side yards for dwellings shall be not less than six feet. : I ~ .,. . " -...J •.: } I I I I I I I I I I ' I I �I I I I I I I 'I I I ~ I ' ~ A-16 . c. . Rear Yard .: . ,.,; .. '· The rear yartj regulations are the same as those in the R-2 D;i.strict.. .., . :· d. Minimum Lot Area and Lot Width: . •· .. The lot area regulations are the same as those in the R~2 District except ,that no-minimum lot Width is required. e. Minimum Floor Area: ·. i · ,· Every dwelling shall .have a minimum ground floor area of not less than 480 square feet and housekeeping cabin _nqt less _than 300 square feet. ~ •. Off~~tr~~{:'Parking: Off-street parking spaces shall:-:be .provided _in accordance with requirements for specific uses set , forth in;Se_(;tion · 12 of this- Ordinance-~ .· ' '. . · SECTION 10. C-2 CENTRAL COMMERCIAL. DISTRICT . -- ., . . . .... 1. The regulations set forth in this section, or set .forth :elsewh~re .in this .Ordinance when referred to in this section, are the regulations in the C-2 Central Commercial District. 2. Use .Regulations. A- building or,· premises shall . be used only for the following purposes: a. Any use permitted in the C-1 General Commercial Dis~ trict, except outdoor theatres. Limitations as to floor area shall not apply when C-1 uses are located in the C-2 Central Commercial District. b. Printing or engraving plants. · c. Candy manufacture. d. · Wholesal,.e establishments; . e. . Wa;rehouses •.- · f. Testing and research laboratories~ g. Truck or transfer terminal or freight house or bus garages and repair shop. �• • • .. A-17 h. Fabrication and repair of electric or neon signs or other commercial advertising structures, light sheet metal products, and the like. i. Jewelry ·manufacturing . . :• . . j . Ice· ·cream manufacturing. . k. Assembly and manufacture from prefabricated parts of household appliances, electronic products and similar products or the processing or assembling of parts for production of finished equipment. 1. Other processing and manufacturing establishments that are not objectionable because of smoke, odor, dust, or noise, but only when such processing and manufacturing is inciden~al to a retail business conducted on the premises. m. Accessory buildings and accessory uses customarily incident to the above uses. 3. Height Regulations. Buildings and structures shall exceed neither 100 feet, nor eight stories in height, except as provided in Section 15 ~f this Ordinance. 4. Area Regulations. a. Front Yard: No front yard required. b. ~1 ~ -~. ~. ~. ~-- Side Yard: A side yard is not required, except on the side of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. If provided, where not required, a side yard shall pe not less than five feet. c. Rear Yard: No rear yard shall be required for non-residential buildings, except that a rear yard of 25 feet shall be required on the rear of a lot abutting Upon a residence district. Rear yards _for dwellings shall be 25 feet. d. Lot Area Per Familr: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. I I I I I I I I I I I I I I I I I I I �·A-18 (1) ,_. (2) Singl~-::fapiily dwelling: 5,000 square feet • •. •' " f Two-family d_w ellings: 2,500 square feet per family. (3) Multiple dwellings: ,1,500 square feet per family. Any lot which has less area than herein required and was held under separate ownership at the effective . date of this Ordinance may be occupied by any use .. permitted in this district •. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area . of,480 square feet. f,~.;: ·Off-Street Parking~ : Off-street parking spaces shall be provided in acGOrdance _w ith requirements for SJ?_~ cj..f ic uses set. forth in Section 12 of this Ordinanc,~_.,1_.·. ,:, ·· SECTION ,11. M-1 .MANUFACTURING DIS.T R-lCT 1. The regulations -set forth in this section ·~r set forth elsewhere in this Ordinance, when referred to in this section are the regulations in the M7i M_anufacturing District. 2. Use Regulations. A building or premises may be used for any purpose, except that: a. No building shall be erected, converted, reconstructed:, or structurally altered for residential purposes, except that each individual permitted use may provide accommodat~ons for one resident watchman or caretaker. . .. ·1 . b,. . The following' uses are subject t ·o special permit in a~c9rdance with the procedures and under :the conditions set out in Section 13 of this Ordinance. (1) Distillation of bones. (2) Fat rendering • . (3) Junk and -salvage yards. .. (4) Manufacture of the following: (a) Cement, lime, gypsum, plaster of Paris • .Cb),..· Explo$ives. I.i :- ~ ' �I •I A-19 I •I I• • ••• •I. ]. 1. ). ~~~~I (c) Fertilizer. (d) Glue. (e) Stockyard, feeding pen. (f) Slaughter of animals • (g) Tannery, curing of raw hi.des. (h) Wool pulling or scouring. (5) Oil refinery. (6) Trailer park. (7) Sanitary landfills and dumps. · 3. Height Regulations •. Buildings and structures shall exceed neither 100 feet, nor eight stories in height - except as provided in Section 15 of this Ordinance. ·4. Area Regulations . a. Front Yard: Except as hereinafter provided in Section ·l5, the fr.ont yard regulations are the. same as those in the C-1 District. b. Side Yard: No side yard is required except on the side .of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. c. Off-Street Parking: -Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. d. Rear Yard; Except as ·hereinafter provided in Section 15, there shall be a rear yard having a depth of 15 feet. SECTION 12. OFF-STREET PARKING REGULATIONS _ 1. · Off-Stree-t Parking Requirements. . In all districts, there shall be provided at the time any building or structure I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I II II II ' iii A-20 is erected or structurally altered (to the extent hereinafter provided), off-street parking spaces in accordance with the following requirements: i'i a. Dwelling: one parking space for each bathroom or fraction thereof provided in the dwelling. b. Boarding and Lodging House: each two sleeping rooms. c. Private Club or Lodge: ten members. one parking space for one parking space for every d. Church: one parking space for each six seats or seating spaces in the main aud,i torium. e. School (except high scho_o1)' :: 19rie: ·parking space for each ten sea ts in the audi tor:tuni: main assembly room or four spaces plus one additional space for each classroom whibhever is greater. · or f. High School: one parking space for each six seats in the main auditorium or three spaces . for each classroom, whichever is greater. ., .: g. Community Center, Library, Museum or Art Gallery: ten parking spaces plus one additional space for each 200 square feet of floor area in excess of 2,000 square feet. h. Hospital or Nursing Home: every two beds. one parking space for i ·. Sanitarium, Home for the ·Aged or Similar Institution: one parking space for each three beds. j. Theatre or Auditorium (except school): one parking space for each five seats or bencl) seating spaces. k. Motel, Hotel, Tourist Home or Guest Ranch: ing space for· each sleeping room or suite. one park- Sports Arena, Stadium or Gymnasium: one parking space for each five seats or seating spaces. 1. m. Restaurant, Night Club, Cafe, Dance Hall, or Similar Recreation or Amusement Establishment or an Assembly or Exhibition Hall without fixed seats: one parking space for each 100 square feet -of floor area. n; · Bowling All¢y: ·: ~our parking spa~es fo~ each alley. I. •· Ii ~I ~ I· �I • • • • • • • II l. •111 11 ,II ~c ~~ A-21 o. Business or Professional Office, Studio, Bank, or Clinic: three parking spaces plus one additional parking space for ea~h 300 square feet of floor area over 1,000 square feet • p. Mortuary: one parking space for each 50 square feet of floor space in parlors or individual funeral service home. q. Furniture, Appliance or Implement Store, Hardware Store, Wholesale Establishments, · Machinery or Equipment Sales and Servi6~, Clothing or Sho~ Repaii .6r Service Shop: two parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. r. Retail Store or Personal Service Establishment not otherwise specified herein: one parking space for each 200 square feet of floor area • I I I I I I I I s. Printing or Plumbing Shop or Similar Service Establishment; one parking space for each three persons employed · therein. t. : M_a nufacturing or Industrial -Establishment, Research or -Testing Laboratory, Creamery, Bottling Plant, Warehouse, or Similar Establishment: two parking spaces for each three employees on the maximum ~orking shift plus· space to accommodate all trucks and other vehicles used in connection therewith. 2. General Rules for Determining Parking Requirements. In computing the number of off-street parking spaces required, the following rules shall govern. a. Where fractional spaces result, the parking spaces required shall be construed to be the next higher whole number. · · b. 'fhe parking spa_c e requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Zoning Administrator. c. Whenever a building or use constructed or established after the .effective date of th~s Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of 10 percent or . more in the number of existing parking spaces, ~uch space shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior I I I I I I I I I I �I I I I I I I I I I I I II I 1 ~ I to the effective -date of this O:rdinance is enlarged to · the extent of 50 percent or more in floor area, or in the area used; said building or use shall then and thereafter comply with the parking requirements s~t forth herein. d. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. 3. Location and Improvement of Parking Areas. a. All parking spaces required herein shall be located on the same lot with the building or use served, but not within the required front yard in R-1 and R-2 Districts, except that where an increase in the number of spaces is·required by a change or enlargement of use or where the parking spaces are provided collectively or used jointly by two or more buildings' or establishments, the required spaces may be located not to exceed 300 feet from any -non-residential building served. In any case, where the required parking spaces are not located on the same lot with the bui.lding or use served, or where such spaces are collectively or · jointly provided and used, a written agreement to assure their retention for such purposes shall be properly · drawn and -executed by · the parties concerned, approved as to form ~p.ct ·executed by the City Attorney and shall be filed with · the application· for a building permit. SECTION_13. (, SPECIAL USE . REGULAT.IONS. 1. The City Council may, by special permit after report by the Planning Commission, authorize the location of any of the following buildings or uses in any district from which they are prohibited by this Ordinance and may also permit an increase of height of any such building. a. Cemetery, · including columbarium, mausoleum, or crematory; provided, that any site· for a new cemetery shall contain at least 50 acres~ · b~ Commercial stables and riding academies in the R-1 and .R-2 Districts; provided, they are ' located on sites containing not less than two and one-half acres. c. Drive-in theatre in: the ·R-1 and R-2 Rural Districts; provided it complies · with the . following requirements: I 11! �• • •II A-23 (1) Ingress or egress for any site abutting_, a state highway shall be approved by the Stat,e Highway Department; otherwise such approval · shall be given by the . City Cou:qcil!"-: (2) Reservoir off~street standing spa~e or side service road space shall be provided at any entrance sufficient to accommodate vehicles in an amount equal to at least 30 percent of the vehicular capacity of the theatre. 11111 ~ (3) Any building or structure shall be at least 50 feet from any street on any side where ingress or egress is permitted. (4) Any area of the site accessible to vehicles of patrons shall be surfaced with gravel, oil, or other higher-type paving, except that any reservoir off-street standing space or side service road shall be surfaced with oil or other higher-type paving where such space or road connects with a public way, as required by the City Council. (5) Any screen_ less than 500 feet from a . county, arterial or state highway shall be so located or shielded that the picture surface cannot be seen from such highway. (6) The site shall be enclosed with a wall, solid fence, or compact evergreen hedge at least six feet high, except as provided in paragraph 3 above. d. Golf course, commercial or private. e. Institution (penal, correctional or mental} in the R-1 and R-2 Districts, provided, the site shall contain an area of at least five acres. f. Privately or commercially operated ski facilities, with lodging facilities meeting requirements of paragraph Le. g. Trailer parks in all ·districts provided they comply with the Trailer Coach Act, (243 of 1959). I I I I I I I I I I I I I I I I h. Publicly or privately owned or operated sanitary landfill or sewage treatment plant in the R-1 an~ R-2 I I �I I I I I I I I I I I I I I II II' I Districts when located 80 -rods from any public road and provided that all parts, of the use shall be enclosed by :nat,u ral .features ;such. as trees and terrain so as to ob.struct .· from sight.- : • i. Publi.c ly,..owned warehouse /, garage, ,. shop -or storage yard · in the R-1- and R-2 Distri.c.ts. Nursery school.. when operated in a building with the external appearance of a residence in all "R" Districts. j -. k. Real estate sales offices, in connection with a specific development for a period of not more than one year. • 1. · Junkyard when locat~d -§9 rods from any public road and provided that all pa:f-t'si '&f . . the use shall be enclosed by natural features, such as : trees and .terrains so as to obstruct from sight. . ,. \-· 2. Before the issuance of· any special permit for any of the abov.e buildings or. uses,· /the application for such permit shall be made in writing on :forms prescribed by the Planning Commission. Each application shall be accompanied by an accurate plot plan, site plan, · building development plan, sketch,. program of development, or other related material .and information requirect ·by the Planning Commission or this Ordinance. 3. Before. any ;,application for a special per.mi t shall be considered ,-by the Planning Commission, a fee of $25.00 shall be charged, which shall be .payable to the City of Gaylord. When an application is withdrawn after scheduling and advertising for public hearing by the Planning Commission, the filing fee shall not be refunded to . the applicant. 4. Public )1earings on all applications for special permits shall be held by the Planning Commission in accordance with the p~ocedures of hearings on changes and -amendments to this Ordinance as prescribed in Section 17 of this Ordinance. Irr event of approval of the application by the Planning Commission,~ written recommendation shall -be made to the City Council. The City Council shall not authorize the issuance of a special per.mi t until it receives such I'.ecommendation. . . ..: ~ . 5. Appeals of any denial of an application for a special pern:iit.by . the Planning Commission may be made . to the City, Co.u nc.il: within the time prescribed for appeals from denial of applications foi changes or amendments of this Ordinance and in accordance with procedures prescribed in Section 17 of this Ordinance. I I 11 I li 1 I �I A-25 • • •1 • • • • • • !~ ii •la • 6. In approving any application, the City Council shall impose. minimum requirements as required by this section, together with such additional requirements as the City Council deems necessary to safeguard th~ public welfare, safety, health, morals, convenience, anq best -interest of the adjoining property, neighborhood and community. 7. Violation of any requirement imposed by the City Council in approving an application filed under this section shall constitute a violation of this .Ordinance and shall be subject to the same penalties as any other violation of this Ordinance. Any requirement imposed by the City Council shall become effective and shall be strictly complied with immediately upon execution or utilization of any portion of the rights and privileges authorized by approval of an application. SECTION 14. NONCONFORMING USES 1. Nonconforming Buildings. Any lawful use of a building existing at the effective date of this Ordinance may be continued, even though such use does not conform to the provisions hereof, but no such building shall be enlarged or extended. If no structural alterations are made, a nonconforming use of a building may be changed to -another nonconforming use of the same or to a more restricted classification. Whenever a nonconforming use has been changed to a· more restricted use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be extended throughout those parts, which were manifestly arranged or designed for such use at the time of adoption of this_ Ordinance • a. Whenever the use of a building shall become nonconforming through a change in the zoning regulations or in the district boundaries; such use may be -continued and if no structural alterations are made, may be changed to another nonconforming use of. the same or of a more restricted classification. b. Whenever a nonconforming use of a building or portion thereof is discontinued for a continuous period of two years, such nonconforming use shall be deemed to be abandoned, and any future use of such building or portion thereof, shall be in conformity with the regulations of the district in which such building is located. c. A nonconforming building which has been damaged by fire, explosion, act of God or the public enemy to the extent of more than 75 percent of its reproduction value I I I I I I I I I I I I ·1 I 'I l l �I I I I I I I I I I I ' II at the time of damage, shall not be restored except in conformity with the regulations of ·the district in which it is located. When damaged by less than 75 percent of its reproduction value, a nonconforming building may be repaired or reconstructed and · used as before the time ' of damage; provided such repairs or reconstruction are completed within one year from the date of such damage. • 2. Nonconforming Uses of Land. - A nonconforming use of land existing at the effective date of this Ordinance may be continued; provided, however, · that no such nonconforming use of land shall be in any way exp·a nded or extended, either on the same or adjoining proper-t y. :' If such nonconforming use ·of land or arty portiort thereof is discontinued for a continuous period of one year, any future use of such land shall be in conformity with the provisions of this Ordinance. SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS 1. The regulations set forth in this section qualify or supplement the district regulations appearing elsewhere in this Ordinance. · 2. Modification of Height Regulations·. a. The height regulations as prescribed in this Ordinance shall not apply to: belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, flag poles·, monuments, ornamental towers and spires, smoke stacks, stage towers, or scen~ry lofts, tanks and water towers~ b. Public, semi-public or public service buildings, hospitals, institutions or schools, when permitted in ·: a district may be erected to a height -not exceeding 60 feet, and churches may be erected to a height not exceeding ·75 feet when the required side and rear yards are each increased by at least one foot for each foot of additional building height above the height regulations for the district. in which the building is located. c. All buildings · and-· structures within 500 feet of an airport shall not exceed :35 feet or two and one-half stories in height irrespective of the requirements of the district-in which : the airport is located. 3. Modification of Area Regulations. a. Yards; Generally: (1) Whenever a lot abuts upon a public alley, onehalf of the alley width may be considered as a portion of the required yard. I I �A-27 • (2) All parts of _any required yards or open spaces shall be open ·to the sky, except as authorized by this Section, and except for accessory buildings in the rear yard, open rir lattice-enclosed balco~ies opening upon fire towers which may project as much as 10 feet into the rear yard, and ordinary projections of skylights, sills, chimneys, belt courses, cornices and ornamental features which may project as much as 12 inches into a required yard. (3) In the event that a lot is to be occupied by a group of two or more related buildings to be used for residential, institutional, hotel, or motel purposes, there may be more than one main building on the lot when such buildings are arranged around a court having direct street access; provided, however~ ■ (a) That said court between buildings that are parallel or within 45 degrees of being parallel, shall have a minimum width of 30 feet for one-story buildings, 40 feet for two-story buildings, and 50 feet for three-story buildings, and -~n no case may such buildings be closer to each other than 15 feet; and (b} Where a court having direct access to a building is more than 50 percent surrounded by a building, the minimum width of the court shall be at least 30 feet for one-story buildings~ 40 feet for two story buildings and 50 feet for threestory buildings. (4) Where a lot is used for a commercial or industrial purpose, more than one main building may be located on the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located. (5) Front and side yards shall be waived for any dwelling, hotel or boarding or lodging house erected above the ground floor of a building when said ground floor is designed exclusively for commercial or industrial purposes. I I I I I I I I I I I I 1 I l l l l l ---= �I I I I I I I I I I I I -~ - A-28 · b. Accessory Buildings and Structures. (1) · · Except as· herein provided, no accessory building shall project beyond a· 'required yard line along any street. · · I l I I (2} . Filling station pumps~and pump islands may occupy the required · yards;" ·provided, however, that they are not less than 12 feet from street lines. (3) One directional or name sign or sign advertising products sold on the premises may occupy required yards in district where such sign· is permitted by the use'. Tegulations of this Ordinance; provided such sign doe·s: not contain ffashing, moving, or intermi ttent illumination; a (4) Accessory, · open and uncovered swimming pools and home barbecue grills may occupy a required rear yard; provided they are 'not located closer than five feet to the rear or side lot line. ( 5) Accessor'y buildings which are not a part of the · main build.ing, although connected by an open breezeway may be ·constructed in a rear yard; provided such accessory building does not occupy more than 30 percent of the area of 'the· required rear yard, and provided it is not located closer than five feet to the rear or side lot line. f c. · Front Yards: {1) Where an official line has been established for the future widening or -opening of a street upon which a lot abuts, then the depth of a front or side yard shall be measured from· such official line to the nearest line of the building. Girages detached ' or attadhed to the main building and· entering on the side street o'f a ·corner lot shall maintain a yard of 20 feet in front of the garage. (2) Open, unenclosed porches, platforms, or paved terraces, not covered by a roof or canopy and which do not extend above the level of the first floor of the building, may extend or project into the front or side yard, not more than six feet. (3) (4) The front yards heretofore established shall be adjusted in the following cases: I r �A-29 (a) Where 40 percent or more of the frontage on the same side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have (with a variation of five feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street or water's edge than the front yard so established by the existing building nearest the street line. (b) Where 40 percent or more of the frontage on one side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have a front yard of less depth than herein required, then: (b-1} Where a building is to be erected on a parcel of land that is within 100 feet of existing buildings on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent building on each side; or (b-2) Where a building is to be erected on a parcel of land that is within 100 feet of an existing building on one side only, such building may be erected as close to the street or water's edge as the existing adjacent building. SECTION 16. I • • BOARD OF APPEALS There is hereby created a Zoning Board of Appeals which shall perform its duties and exercise its powers as provided by Act 207 of the Public Act of 1921, as amended, and by the provisions of this Ordinance to the end that the objectives of this Ordinance are observed, public safety, health, morals and general welfare secured and substantial justice done. a. The said Board shall consist of seven members appointed by the City Council. The members shall serve for terms of two for one year, two for two years, and three for three years, respectively, in the first instance, and .t hereafter appointments shall be for three years each. At least one member of the Board shall be a member of the City Planning Commission. The Chairman of the Board shall be annually elected by the members of the Board. Vacancies shall be filled by the City Council ·f or ·the unexpired term. I I I I I 1 1 l l l l �I I I I I I I I II II -II II t 'fll II t -~ ,· b • . The Board shall ·fix a reasonable ··and regular time and place . for meetings and -it shall adopt such rules as ... may be -necessary -and proper to govern. its proceedings. Such :rules shall be in -conformance with requirements of this Ordinance. All meetings shall be-open to the public. The Board shall keep minutes of ·its proceedings, including a record of the vote 6f each member on each action and such -minutes shall be public records.• c. Powers and Duties: The Board of Appeals shall have the following powers: (1) To hear and determine appeals where it is alleged there is · error or- abuse of discretion in any order, requirement, decision, or determination made by the .. Building Inspector in the enforcement of the provisions of this · Ordinance. ·(2) To hear and determine appeals from the rulings, decisions, and · determinations of the Building Inspector granting or denying applications for variation from any requirement of this Ordinance. Appeals - How Made: : (1) An appeal shall be -in writing and shall be -filed in duplicate in the office of the Building Inspector upon forms provided by the Board. Such appeal must set forth specifically wherein it is claimed there was an error or an abuse of discretion by this action or where the decision is not supported by evidence in the matter., · (2) · Any appeal nBt filed within -10 days after the · rendition, in writing, of the decision appealed from, . shall be dismissed by the Board. (3) Within five days after the filing of the appeal, the Building Inspector -shall transmit to .the Board all papers involved in the proceedings, '. a . copy of his findings and determination relative thereto,·· and one copy of the ·appeal. In addition, he may make and transmit to the.Board such supplementary .report as ·h e may deem necessary to · present clearly the facts and circumstances of . the case. .. . ' (4) Upon receipt of the record, the Board shall set the matter for hearing and ..give ,notice by . mail I •I •I I I 11 I I -.d 11;1 �A-31 of the time, place and purpose thereof to the appellant and to any other party at interest whb has requested in writing to be so notified, and no other notice thereof need be given, except in those cases hereinafter mentioned. (5) Upon hearing of such appeals, said Board may affirm, change, or modify the ruling~ decision, : or determination appealed from, or in lieu thereof:, make such other or additional determination as it shall deem proper in the premises. (6) The decision of the Board upon the appeal shall be in writing concurred in by at least three members · of the Board, which shall forthwith transmit a copy thereof to th·e appellant~ Any such :decision shall, in all instances, be firial administrative . decisions, and shall be .s ubject to judicial review as by law may be provided • • • • (7) No determination of the Board permitting the alteration or erection of a building under a variation shall be valid for i •period loriger than Six months unless a building ·permit for such alteration or erection is obtained within such· period and such alteration or erection is started and proceeds to completion in accordance with the terms of such permit. (8) No determination of the Board permitting a use of a building or premises under a variation shall be valfd for a period longer than six months; unless such use is established within such period.; provided, however,· that where such use is dependent upon the erection or alteration of a building, such determination shall continue in force and effect if a building permit for said erection or alteration is started and proceeds to completion in accordance with the terms of such permit. 3. ' Building Permit. a. No building permit shall be issued by the Building Inspector until he is satisfied that the proposed building structure complies with all of the regulations of this Ordinance. Where a building permit is not required for the use of land, a Zoning Certificate shall be issued by the 1·n spector certifying that the use of such land complies with all the regulations · of thi·s Ordinance. I I I I 1 l l .1 l 1 �A-33 buildings shall have been completed in conformity with the provisions of this Ordinance. A record of all certificates shall be kept on file in the office of. the Building Inspector. · (4) No permit for excavation for any building shall be issued before application has been made for Certificate of Occupancy and Compliance. SECTION 17. AMENDMENTS The City Council may from time to time amend, supplement, or change by ordinance the boundaries of the district or the regulations herein established. Before taking action on any .proposed amendment, supplement or change, the Council _shall submit the same to the Planning Commission for its consideration and for public hearing in accordance with the requirements of Act 207 of the Public Acts of 1921, as amended. When any such amendment proposes the rezoning of any premises, the Building Inspector shall cause the premises to be posted for six days preceding the date of the hearing with at least one sign stating the nature of the proposed rezoning and the time and p1ace of the hearing. Following the public hearing, further procedure shall be in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended. SECTION 18. PENALTIES 1. Any building or structure which is erected, altered, maintained or used and any use of land which is begun, maintained or changed in violation of any provisions of this Ordinance is hereby declared to be a nuisance per se. Any person, firm, corporation or other organization which violates, disobeys, omits, neglects or refuses to comply with or resists the enforcement of any provision shall be fined upon conviction not less than Ten Dollars ($10.00) nor more than Fifty Dollars ($50.00) together with the costs of prosecution, or shall. be punished by imprisonment in jail for not less than one day nor more than five days for each offense, or may be both fined and imprisoned as provided herein at the discretion of the Court. Each and every day during which an illegal erection, alteration, maintenance or use continues shall be deemed a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the provisions of this Ordinance. �A-34 • •II •I I -II -II - ·2. , The City Council, the Board of Appeals, or any owner or owners of real estate within the Zoning District in which such building; structure .or premises .is situated may institute injunction, mandamus, abatement or -any other appropriate action or proceedings to prevent, enjoin, abate, or remove any said unlawful erection; alteration, maintenance, or use. The rights and remedies provided herein are -cumulative, and in addition to all other :remedies provided by law. SECTION 19. VALIDITY This Ordinance and all parts thereof are hereby declared to be severable. If any part is adjudged unconstitutional or invalid, it is hereby provided that the remainder of this Ordinance shall not be affected thereby. The City Council hereby declares that it would have passed thiS hOrdinance and each part, section, subsection, phrase, sentence and clause thereof irrespective of the fact that any one or, more parts, sections, subsections, phrases, sentences or · clauses be declared invalid. · I I~ ,. 'II ,. • �APPENDIX B PROPOSED SUBDIVISION REGULATIONS GAYLORD, MICHIGAN •I ~ ~ • •ii I ' Prepared for the CITY PLANNING COMMISSION by Harland Bartholomew and Associates Saint Louis, Missouri I I I I I I I I I 1 1 �'J I TABLE OF CONTENTS Section . . . . . 1 Title and Purpose. 2 Definitions. 3 Jurisdiction and Procedures. 4 Preliminary Plan 5 Final Plat Requirements •• 6 Design Standards 7 Improvements •• 8 Exceptions • • • 9 Changes and Amendments • • • B-16 10 Validity. • • • • • • . . . . . . . . . .B-16 11 Penalties •• 12 Conflicting Ordinances Repealed •• • • • .B-17 ... • • B-2 .... .... ... . . . . . . • • B-2 • • • B-4 • • • .B-6 . . . . . . . .B-8 • • • . . . • • • • • B-9 . . . . . . . . . . .B-13 . . . . . . . . . . . . .B-15 .. . . . • • • • • • • • B-16 �" " II" II " ' II' ' ' ' ' ' ' ' ' ' PROPOSED SUBDIVISION REGULATIONS, . . .. .. , •· Gaylord, Michigan The following regulations provide for ·the 'harmonious development of areas in the City, _for the coordination of streets within· s·u bdivisions with· 0th.e r existing or planned streets or with oth~rfeaturep of the· Comprehensive Plan; for adequate operi spaces for · traffic, recreation; light ; and air, for an appropriate distribution -of population· and traffic ·and for in. _. s·tallation · of· physical ·improvements, 'w hich will fend· to create condi ti•o ns favorable to health, s ·a fety; convenience, and prosperity. · · : PROPOSED SUBDIVISION REGULATION · A REGULATION TO PROMOTE IN ACCORDANCE WITH PRESENT AND FUTURE NEEDS, THE SAFETY, MORALS, ORDER,' CONVENIENCE, PROSPERITY, AND· GENERAL WELFARE -OF' THE CITIZENS OF THE CITY OF· GAYLORD, MICHIGAN, AND TO PROVIDE FOR EFFICIENCY AND ECONOMY IN THE PROCESS OF DEVELOPMENT, FOR CONVENIENCE OF TRAFFIC AND CIRCULATION OF GOODS, FOR GOOD CIVIC DESI.GN AND .ARRANGEMENT, AND FOR ADEQUATE PUBLIC UTILITIES AND FACILITIES BY PRESCRIBING RULES AND' STANDARDS·FOR'- :THE SUBDIVIStON OF LAND AND FOR THE ACCOMPLISHMENT Oi!" SAIO: 'PURPOSES TO PROVIDE FOR THE ADMINISTRATION AND ENFORCEMENT ,.HEREOF. . , . . · .. .i BE IT ORDAINED; BY THE CITY COUN_CIL OF ,GAYLORD, MICHIGAN. • ! ' ' ~ .· ! . .. ·. �IJ I B-2 I I I ~ • •I II •II II II • -I •I . . . . : t t, : . ,- ' 1. Title. This R~~ttl~tion -shall be known, referred to, and cited as, "The Land Subdivision Regulations of the City of Gaylo:r;~i ,)1',l.i ~~igan" -~ . .~ . . . . .. , "' ~ ~ • '• .. ' • ~ , , • 1 • .(. • • .,, • , f • ; ' • • • , ' • \, \ :, ' ,' •• • • • • I , • .' ' •• , • • . • · , . . 2;. Purpose. This Regulation is .. to · provide for t'he ·h~r·monious dev.~;to"pµient of ' areas. w~ 1;1).in,, the Ci.t y of Gaylor:d , fo_r . the· coordiilatio'n . of stre'e ts wftp.in supdiv:i,.s.i ons . with"' other exi,s~ing ·or.. pla,p'ried_· sti;\eets;_o:r .y,ri_th . other ' fe~t~re~ . of ·1:h·e . Com~ prehen,s~v.e, , P~ap.; . ;or·· adequate, C?PEin. spaces ;. _for tfa":ffi9, · r~cr~atlqn, light. _a nd a~r; a;nd f9;r a d;i;§tribution of populat;J.9n . and trri.ffic which will tend to create conditions favorable health, safety, convenience and prosperity. to .f . I ' ' _ • SECTION II - DEFINITIONS .•: ··:;:··: · :·'·.. . , ; .··· ... . ' . •.- . . ;_. ,; ·.' . .', . .. For -t)l~ purpose o.f . th:i,.s Regl;l.l at,ion, cer.ta;i.n . words and te·:r;m$ are : p.er~\v:j. th de'.:f i,ne_d; the . singular in9 ludes the plural and - the : :plural ; inc 1-udes the,'. ~·iµgu·lµ; . the i "sh~l 1 is: ., m,and:a tory__and , np~ :--d}rec~<;>ry.·. : · · · · · · ' , ..,. '· · ._ ;:''. -' .:. word o • I l •, • ; 11 'i' •••• • • : / ,' ' ••. • . , 1. · ., ... - . .·_.• Subdivision. . • ' • : ~ • • •' ' • • • l , •• •, l • ; •.. ; '. • • ' II -I ! -~ l •, ~ II II ' ,' : ; , I. ~ (a) . 'l'he,; diyis;ion .o'fi,-any,, parce:r of _. land showµ ij.s. ,;. :, a unft'. or .as :con"t;,iguoU:s .'.i.1nits ori . the ' last pr·eced1ng ~ .. .; tax roll, . in.t o three . or mp~e .'pa_:i;cels, .. :~ite~,. ot· lots,:, .. .· any one of which is less than five . acres ·~ for the ·pur~ . pose,. wh~ther .immediate .or,..fut1:1re of tra_n sfer of . ownership; ·provided·~ however, . that ' the divi"sion or partition of land into parcels of more than five acres, not involving any new streets, or easements of access and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or, (b) The improvement of one or more parcels of land for residential, commercial, or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. 2. Subdivision, Class 1. A subdivision in which the smallest lot has an area of less than one acre and a width of less than 150 feet • II ll �• • • I. • •1• r " , \i ■ 1YI 1• • •I. 3. Subdivision, : Class , 2. A subdivision in which the , smallest lot has an area of one acre or more and a width of more than 150 feet. 4. Building Line. A line ol'l a• plat · between which line and a · street. no building or structure may be :erected~ ' .5. Cul-de-Sac.· A minor street with only .o'n·e ' outlet and culminated by a turnaround. 6. Roadway; That portion of. ·the str·e et · avai:lable for vehicular . traffic and, where curbs are laid, the -portion .f rom batjc-to-back of curbs. ·•,i 7. Street. All property dedicated or intended for public or private use · for ·.access to abutting lands: ~r .s~bject to public easements. therefor;·:· and whether designated as a street, highway, thoroughfare, parkway, throughway, . e'xpressway, road, avenue, boulevard, lane, place, ·circle or . however otherwise · designated. 8. ,Minor Stre.et. A street n0t designated as -a major thoroughfare in the Major: Thoroughfare Plan for Gaylord. 9. ,Major Thoroughfare~ A street designated as a major thoroughfare: in the Major Thoroughfare -Plan .-for Gaylord • 10. Easement~- · A grant by the property owner of the use for a specific purpose of a strip of - land by the general public, a corporation or a certain person or persons • 11. Lot. · A portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development. I jj ~ • I 1• 1• 1• I. 12.- Subdivider. Any person, individual, firm, partnership, -association, corporation, estate, trust or any -other group or -combination -acting as a unit, - dividing; or proposing to divide land so as to constitute a subdivision as defined herein and includes . any .··agent of the subdivider • · 13. - Performance . Bond • . A surety :bond or. cash deposit made out to the City of -Gaylord in an amount equal ·to the full cost of the improvements which are required by this regulation, said cost being estimated by the City Engineer and -said surety bond or cash deposit -being legally sufficient to secure to the City that the said improvements will be constructed in accordance with tbis ·regulation. �SECTION .III ~ : JURISDICTION AND . J?~.,O~Q:µRE · :·, . . . . _ f . ,···. , ,.. . 1. Plat, When Required. It shall be ·unlawful for the. owner, agent, or persons having control of any land within the .' City;'c,f.· Gaylord · to· subdivide i or lay, oµt such I .a nd -into lots, blocks ;- streets ·, . avenues,· alleys; public ways · and grounds, unless by plat in accordance with the laws of the .• State i of -Michigan · arid .: the provisi-o ns of this _R~gulation. ' I I •II I I "• • .I ; •· ·1 1 I Each subdivider should confer with the City Engineer before · preparing .·the . preliminary. ·. p1an in . ord~;r that he may .become -familiar with '. the requirements of these :regulations and the proposals of the Comprehensive Plan as ··they ·may apply to the land proposed to be subdivided • . I •.~ .- _; : · 2: .. Procedure~ .. In . :obtaining f i nal approval oi' 'a propqsed subdivision ,by the Planning Commission ·· and :•the City · Council,, .the subdivider -shall .submit a pr.eliminary plan, a performance bond ·; ias -may be required and a . f,inal ·plat ·in · accordance with this Regulation. · ,. .. (a) · -'llhe · subdivider shall firs:t :.P.r epal;'e .··aii_d file with .·_ the .City: Engineer four •copies · of ··a preliminary · plan conforming to the requirements set forth in this i •. :Regulation~ . · Said plans sball:_- ·b~ _:a~c.9mp~_ ie.4 •. ~y a fee .of One Dollar . ($LOO) -for :each lot ·in the ·subdivision providing said subdivision does not consist of less than ten ·· lots; ·. in, which case a ,·minimum f:_il~~g -fee , of Ten •Dollars .. ($10.00) · .shall be required.,', · ·. • . ·· ,: . (b) A hearing on the preliminary plan will be held before · .the :.Plannirig Commission at its . f;1t,st .regular meeting following the filing. No ·hearinir~shall - . : be held by ·. the Commission until notice ·thereof, which shall include the time and place, shall be given by . the City Engineer . in :behalf · of the Cornp1i,s si.bn,_~ by mailing · a notice to =the persbn o~ persons who filed 'the preliminary plan to •the address set forth in the filing papers ' arid :to such · other interested parties , : as may be · determined by . the Commission. I 1 ) •, · ·· · (c) ,. '-The City Engineer shall : ¢xanii:P.Jf said plan · as : · to its compliance · with the laws and regulations ,of tne·. . • City . of Gaylord;- the existing street system ·and good engineering practi'ces: '- and shall, .withiw·l5 days;·' suB- · :•mit his, findings in duplicate ' to . the Planning Commission • . . ,, : ·. .. (d) The Planning Commission, upon receivingthe City Engineer's report, shall within a reasonable time consider said report and pass upon the plan. It shall , !1 ~ 1f ~~ • Ii �• • •I. ,. 1:r i •1. ,~. l. l■ '• '• B-5 then set ..forth its recommendat_ions in writing, whether . of approval, modification· 6:r ·~is approval. In case of . modif.ication c;>r disapproval, . it. shall give its reasons . therefor. The. Planning Commi_s sion sh~ll return one copy of any approved preliminary plan to the supdivider. I 1 I I~ . _ (e) Upon approval of the .preliminary plan _by the Planning. Commiss_ion, the subdivider may proce~d with _the preparation of the final plat arid detailed construction drawings and specifications for the improvements required under this Regulatiqn. . . (f) The approval of--the preiiminiry plan by the Planning Commission is revc;>cable and, does not constitute final approval: _. or acceptance , of the sub di vision by- the City Council - or authorization to proceed on construction of improvenien,t s _within the subdivision but sµall qonsti tute. ap:pro:v.al -:o.f . layout and general engineering proposais, and plans. . . (g) Before submitting .the final plat to the Planning Commission for approval, the subdivider shall furnish _all pl~ns_ and . information as listed in "Final Plat Requirements" necessary for the .detailed engineering consideration of .the improvement.s required and obtain the approval of the City Engineer which shall be endorsed thereon. (h) For · final .p lat approval, -the subdivider shall submit to the Plan~ing Commission: .. . . ' (1) . (2). . .' : Six copi,es. of the final plat. . ' A perfo~mance- bond as :r ·e quired and approved by the City _Enginee~. (3) One copy of the certified approved plans, profiies, cross sections and specifications. {4) A certificate from the City Engineer that the final plat is substantially in accord with the ·preliminary plan as approved by the . ~lanning Commission. ' . ( (i) . W}Jen the finai plat has been passed upon by the Planning Commission, six copies of the final plat and performance bond shall forthwith .be transmitted to the City Council together with a certificate showing the action of the Planning Commission. �I j' I ·. (j) :'·-' when the f:i.nal plat ·has been · approved by the Ci'ty' C~uncii'~· t'be · pe·r forma:hce. ; bond -:accepted;' and all :-, '. ; si'x' copies . duly; ce:ttifiec:l', ·· ·o ne copy shall be delivered . . to- the Planni'ng . Commission ; and ·o ne copy to• ·the · Ci-ty >< ·' ':i!:ngi'neer ··fo'r : tlreir i·es'pective files, and t 1hree to , the . subdivider, two of which are for filing with the County · · ile·c order·: and ·eounty ·'Auditor ~ · If said :plat is · disapproved ; by' fhe ·ctty ·council·, . such disapproval shall pointi: 'out in . ·, · ·w ri'ting· whereiri · said· pro·p os~d plat · is obJecti_onable • . : (k) The passage - of the resolution accepting the plat shall constitute final approval of the platting of ·. the - area' shown on the ' final plat, but · the · owner shall · -. cause such plat' 1to be recorded· in the offices· 1of the Cdunty Audi tor ahd Gounty Record'e r• of Deeds, · and shall file · satisfactoty evidence of such •recording 'in the office· of the City Engineer before the City shall recognize the :plat ·~s being in fUll force and effect. . 'i . · ; • •I I 'I II I • ·, ' (1) . The State requires certain certificates be ent~i~d 6~ r~bord tOgethe~w~th the certifie~ .~lat. • • : f •• • • .. . • . •· .' :,_._ l (in) ' > 'Receipt : df · the- duly!. certified· fi'nal '· Plat by tbe ·· subdivider is authorization: that " he· may proceed wi-th ·th_e · installation and const!I'Ucti'o n · of the . required improvements. ·· · ,:. · · (n) The City of Gaylord ', will return the performance bond t ·o · .the ' subdiv·ider upon certification by the City Engineer of satisfactory -comple·tion: · of- the ' installation and construction of the required improvements and acceptance of the requ-ired ·:1.mprovemehts by• the City Council. Pr~or to certification_ by the City Engineer, the subdivid'e r · shall file with · the City Engineer plans, profiles, and cross sections of the required' i mprovements as they have be_e n_ buil ~PRELIMINARY PLAN .: SECTION · IV - 1. The Preliminary Plan shall be clearly and legibly drawn to a ·scale of o'ne itich to one- hundrect ·feet or less and shall ·be 'plainly marked ,_,,: P..reliin'i narY Plan" . ~ 2~ .: • ,;· ; - . ~. - • . _., .. :.. ! ': ·. ' .: ! .. . . The Plan Shall Shov/~ . .. !. - -. · ·· · · · . ··: (a) The, proposei°<:f riame: of· the subdivision and, if different,· the t i tle -· under · which the .• subdi vi's ion · is to be recorded. . ·,; : . : ,, ... ·: ·· , ..• .• 1 , ; . .. ; , '. : ' !.· �l l B-_7 ■ I. (b) The name and·· addr.ess. pf. the owner ·:a,nd ·..tl,1e name, address and profession o·f ·1:lie 'person preparing the plan. :.:·,::·:.·.\cl- ~~h~ d~t~,, . sda"i_e~. ~~d: -~~rt'b po.i iit"', .•·ali'd·' ·.~ key map, . showing· .the gene_r al lo_q ati;Q_Il . of. the proposed-_subdiyi~ion in re'fatiori to surrounding development. ; (d) ~i· ~: • . • • \. • ·•. J \;. ' . . . . The legal descripti6t1 .. o·f--·the- ·area · being platted. (~~· . T~~-~~undary.ii~~ i~~c~rate in s~~le), t~e dimensions and location of the property to be platted and the location. of ·. section lines. , Contours , _wi t ,h· intervals of ~ot l~ss ihan five ie~t. · ·· · ·. , .. :· (f )' . Tll·~' ~-~ -~s; ~.n d loc_3: ti~~, of -adj-acent subdivisions and the names of record owners and location of adjoining .. -p arcels· of .:unplatted la.nd • . -... .. -· - . .. ·· . ' ., ••• • • • • • • • I,. . • • J . • . _(g) .Th_e location of proper_ty lines,.. str.eets and alleys, , easements,, buildi·ngs ,: ,uti,'li t;ies,, watercoµrses, ~ree ~asses and ~ther existing ~eatur~s . affecting the plan. · . . 0 . zo~ing (b)_,.- Th~. _cla~sj'.fi.~ ~tion ap4 p;oposed: use for the area being platted. · (i) . · The ia.yo~t, :. nu'~b~~ and · appro~iµi~te:: -~limen!3ions of proposed lots. {j). ·_:;r~~ -.:•1~yo11t of al~ existing. ap~- pro_ppsed b11ild- ing lines and easeplents • .· · · ·, , . ,· ~k) . Tbe .locatio~,-. width: .and. diuiep.s_:i,ons of all streets, .. B;lleyi;; .~nd grounds prop<;>s_ed to ..be .~edica.ted . for. public use. '(1) :·P~oposed.-~ain~'s for all streets .i:~-~ the .area being r■ ~ I - Ill ' platted. ·· · · · ·· (m) .Written and, s·igped statem~~ts explaining how and when the subdivide~- proposes to provide and install all required sewers or other disposal of sanitary wastes, pavem~nts, ;Sidewalks. and . dr,~:i,nage st;ruc;tures.• , ..•. , (n) Written and sign~d stateme~ts/ .of. t _ he' appropriate officials of the availability of gas, electricity and . water to .;the propose~ subdiyisJon. (o) Any restrictions prop~sed to be included in the •· ., owne~.'s. declar.at~on o;f plat .. ·_ ., 1 I �I I I II I I II I II B-8 SECTION FINAL. ;PLAT ·_ ··" .REQUIREMENTS .· . . :; _. .. . . . V , The Final .Pla,t ..s'1all ..be c _learly and legibly drawn to one inch to. ·one hundred feet ·or less and in ink on tracing ' cloth ~:ny . ot°her s~it~~l.e pe,rmanent base. . . . _ 1. of a . scafe or· . .• ~ . The Plat Sb.a ll Show:, 2. . (a) r1,ie title unde,r which ~he subdiy_ision: is to be r~corded. . .· ..· . .· (b) The name or names· .of the ow~ers and subdividers. . . . (c) _Th~ date, sqal_e and northpoint, . and a key map ~hoiirig the ieneral loc~t~on of the prQposed subdivision. (d) II 11 The legal descript_ion ·of the area be'ing platted. (e) Accur~te, distanc~s' and bearings of all _b oundary · lines o{ the subdivision_ iric1udin·g all sections_, · u. s. Survey and Congressional township lines. . . ''II 11 ' 11 11 (f) Cent~rlines ot all propose~~nd. adjoining streets with their right-of-way· widt_h and_ ,names,• . (g) . Lines _of al~ lots . wi:th a . simple method of numbering to identify all lots' ~nd bl_o cks. _·. '. _ (h) All building lines and all easements provided for public service together ~i th _· their dimens'ion:s and any limitations of the easements. 11 11 I (i) ·. Any arid all 'dimen~ions ,-necessary for . accurate location of the.boundaries of the site' to be developed and of all. streets, lots, e<\sements and dedic.a ted areas. These dimensions shall ' be expressed in feet a~d decimals of a foot. Al;I. :r~dii, . arcs, points , of t~ngency·, _: ce.nt~al angles . and lengths of curves~ . , .·.· (j) (k) Certification' by a registe-~ed· land surveyor that th_e final plat. as. shown is a 9orrect represe.ntation of the· SU!Vey' ·as made. . . .. . . . ·, (1) All survey monuments and benchmarks', .together with tpeir descripti~n! • ·,. , .. " f • · (m) Private restrictive ·covenants and their . period of existence. lj 1, I ~I 1r �1 .a-.9 (n) The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition ~o~ pubJic us~, or is to be · reserve·c f j:,y deed covenant ;£or . the common us.e of the prop. ·. ez;ti.'owli~l's. :i)-1 the suJ:>diyisi9,n. . . SECTION VI - DESIGN STANDARDS _ 1. All subdiv:i s.ions -sb,all. c'onf¢'~m. ·to the minimum design standards of this section. . 2. Streets: (a) The street : and . aliey arrang·~ro'ent shall be such as to cause no hardship ;t o owner.s of ad~oining property ~hen they· seek to shbdi*ide th~ir land~. ; (b) The arrangement of str~ets shall make provisions for continuation of _the pr"incipal existing streets in adjoining areas. · · {c) Otf-s~t streets shall be a~oid~d. {d) The right-of-way width . for major -stre~ts shall conforlll to the . Major· Thoroughfare Plan of t _b e Comprehensive .Plan and to all subsequent amendmen~s or. additions thei·eto. (e) The minimum right-of-way width for minor streets shall b~ 50 feet. (f) When streets adjoin unsubdivided property, a half-street not less than 30 feet in width may be dedicated, and whenever the subdivided property adjoins a half-street, the remainder of the street shall be dedicated. · ·· · · (g) Proper access ·shall be given to all _lots from a d~dicated stre·e t. · (h) All dead-end streets shall terminate in an open space having a minitmim radius _o f . 50 feet. No . dead-end streets .shall e~crea· eoo f~et in length. {i) Reserve · sti-_:i.ps controlling· access to stre·e ts -· shall be pr6hibi ted. .. · .. . (j) A tangent of at least 100 feet long shall be placed between reverse curves on major streets; on minor streets such tangents shall be at least 50 feet long. �B-10 • ,:' . ·' · . ' · ('a-) · Th:e lot: a:'rr·a ngerifent·. and design shall be such ·· ., :· : ·, t-ba t all · Io·ts ·w ill · pt-oviae: satisf·a cto·r-y and de·sirable building sites proper·1y rela·ted · to topography and the character of adjacent development. • t • I • (b) All side lines of lots shall be at right angles to· . straight street lin-es ·ta.dial · to curved street lines unless a variation of this rule will· givB · a bette~ street and lot plan. or . ~ .. Lots with double frontage shall be avoided. (c) • : ~• • ~ I • • r I . • • ~ •· • • • ' • '· (d) · Access from a· publi"G:: st'reet shall be provided · for all lots.- ;.•·., · (e) ' No ' lot shall have a'· depth' of · less than 100 feet or a ' depth in excess of thr'ee: · t-imes· its ··width. · . (f) The minimum width of residential lots shall be 60 feet at -t he . buil·d ing : lines... · · · • (g) No lot that- is'· to be used· for reside1ntial pur. · poses shall· contain· an · area · of less·•than 7; 500- ·square feet.· provided;i. however,, that- ali; lots shall conform in area to any city zoning regulation. · . (b) Lots at; int-ersections of major ·streets and at all acute angle intersections shall · ha·v e : a radius' of 20 feet at the street corner. .. ·-::- : 4. ·Building Lines: · · (a) Building lines sh·a ·ll be ·shown on all lots•· intended for residential use and on commercial a'nd · industrial lots immediately adjoining residential areas. Such · building lines shall ·not · b:e les·s than the requirements of any zoning ordinance or regulatio"n, at1d in no case shall such building lines be less than 25 feet from the right-of-way of the·1street : or highway: upon which the lot ·. fronts, ·· exd~pt that ' where all.· frontage on :· one side of a street between .· two inte·rsecting ··s treets· o'r ·. for a distance of 300 feet or more is to be used for commercial or indus·t rial :p urpose·s; ' said ihi'nimum bui'l'ding· lines.' shall not be less than 20 feet. '· · · ,, ;-:. · · ·· ! ,. . . . : •, •, • I•, I . •:. • .. •' (I .I ~ 11 I I 11 I I �r. ,;--_ _______________..:.:=====================;;;;;;; 11 11 W1 • .. ! (b) Restrictions requiring buildings . to be set back to such building lines shall either be shown on the plat or shall be contained in a separate .recorded instrument and referred to ~n t~e plat. · 5. Open Spaces Other Than Streets: ' (a) Where the area being subdivided includes lands to be used for parks under the officially adopted Comprehensive Plan, the subdivider shall indicate the location of such areas on the subdivision plat ··and shall grant a two-·y ear option 'for the purchase of such · lands or easements by the appropriate public agency at the appraised value prior to subdividing plus one-half the cost of grading and surfacing of the portions . of any streets that are contiguous to the site. (b) Said option may be taken up by the ap·p ropriate public agency upon the· payment · to the subdivider ·of 10 · percent of the total purchase price; total purchase: price being the price plus pro-rata street costs. ·said amount shall serve as either earnest money, ' · in the event the purchase is not completed, or shall be applied on the purchase price if. the purchase ·is completed as hereinafter provided~ The balance of the purchase price; · phis interest computed at the current bank rate, shall be payable over a period of not to exceed 12 months or the remainder of the current fiscal year, whichever i's shorter. (c) In case of a disagreement over the value of the land, said value shall be established by three qualified appraisers, one of whom shall be appointed by the purchasing public agency, one of whom shall be appointed by the subdivider and one of whom shal~ be mutually agreed upon by the two appraisers named above. The subdivider shall bear the cost of any· appraisa:1. · ·If the option is not taken up within two years as· prb~i~ed hereinaiter, or if the purchase is not completed within the applicable period of ttme, then the subdivider may ··sell or use the lands for an alternate purpose, which alternate purpose shall be shown on the approved subdivision plat. 6. Alleys: Where there are alleys, the minimum width shall be 20 feet. A cut-off shall be provided at all acute angle alley intersections. Dead-end alleys shall not be allowed. 1 l I I I �B-i2 ,7 . . Eas~ments: . i (a) . •Where, there · are .no .alleys, easements of at least seven and one-half .f.eet in width shall be provided and dedicated on each side of all rear lot lines and along side lot· ·lines where necessary for poles, wires, conduits, ·s·torm "aiicf ·sari:i. ta.r y. s·ewers, gas, water . an~ other: mains. . ·· · · · l·, • • • • ! '·' (b), . An. adequate easement sha:11 be 'dedicated · along all import.ant watercourses for ·the · purpose ·of widening, deepening, .. sloping, .. improving or protecting the , stream for drainage ~urposes. ,8.. Character: of Development·: . ..: (a) The Planning Commission shall confer with the , · subdivider regardi-ng the ·type. and character of · developm~nt that -will be permitted itr the subdivisioft, J ~nd may agree with the subdivider 1 as' to ct9rta·1 n·! minimum ·restrictions to be placed. upon the property ·to· prevent· the con, struction of sub~tandard buildings; -to contrc>l·' tb.~·' type and use of sti;-uctures:: or the use· bf lots ·which, · unless so controlled, · would cleatly d~pree~ate the- ~ha~act~r ' and value of. the proposed subdi visitm: and o'.f. adj'o'ining property~ .\ ,·. , · · : ·' ·· · ; . • '• I ' - . (b) · .·The Commission shall· have<power to agk-ee · With the subdivider upon the use, height, area or bulk restrictions gove-rning. building and·.premises, providing ~hat eaid restrictiorts . do ndt i kuthorize· the violation of, any zoning .regulation of the City. ·· · · · (c) ,6~ed- re~t~ictions . and covenahts shall .not contain rev.ersionary clauses wherein,·any lot shall :return to th~ subdivideribecause of a violation· of · the terms of ·. the restrict~ons or covenants. 9. Maintenance of Improvemetlts iOutsideCorporate Limits: Where a subdivision outside the - corporate limits of a municipality contains sewers, sewage treatment plants, water supply systems, park areas, street trees or ot~er physical facilities necessary or desirable for the welfare of the area and. ,whi~h. are of comm,on use -or benefit and which "the municipali:ty do(?$,. ~ot :desire to or cannot maintain, provision sha:11 be .made by : trust agreements made a part of the deed restriritions acceptable to the City Council for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision. I I I I I I I I �SECTION VII - IMPROVEMENTS • \... : ·: 1 ~ ' ·.-· : >, ,I 1. Authorization to -P repare • . -=Receipt of the signed copy of the preliminary plan is authorization for · the subdivider to proceed with the preparation of plans and specifications for the ·minimum improvement~ _:.:.~ Pa.t _wilJ.. p~ __ !"equired~ Prior to the construction of any improvements, the· subdivider shall furnish the City Engineer all plans, information and data necessary for the construction of sa-id improvements. These plans shall be examined by the City Enginee'r ·and will be approved if in accordance with the :following r -e quirements. Following the approval, construction can be st_a rted. The subdivider '- may prepare and secure approval of the preliminary plan and then install improvements only · in a pottiori . of.- ·: the area covered by the preliminary plaa. · :' ·· 2. Completion of Improvements. Plans for improvements shall be pr·epared by a qualified engineer ·r egistered in accordance vJith the laws of M-icbigan.' The improvements listed below shall -be installed prior to the ·~pproval bf the final plat which is prepared for recording purposes. In lieu of actual completion of said improvements, the City Council may accept a performance bond assuring _tbe'. act.tialconstrUctioii and installation of such improvements ·and utilitfes within a r'easona.ble time, and with the · provision that · no ·· residence or· other building shall be constructed uritil' the street improvement~; , water •hd sewer lines have been instal-led for ' the entire block in which t :be residence or other building shall be located. Sidewalks may be installed after the construction of each residence or other building. 3. · · Thei ,i:mprovements to be installed shall •include the foll,9w~ng: -·.· (a) Perniarie:n t Markers. All subdivision. boundary corners and the intersections· of street cen·teriines shall be marked ·with permanen't nionum_e nt$ as _r equired by the - City Engineer. A permanent moritime·nt shall be deemed to be concrete with a minimum dimension of four inches, extending three feet below the surface of the' ground, or steel pipe firmly imbedded ~n concrete which extends at least three feet . below.the. surface of the ground·. Should con~i tions prohibi\ the_. placing of monuments on line, off-i;;et marking: w:11:t be 'p ermitted; provid.ed, however ', that of:f-set · courses and dist'ances ar:e shc;nvn on the plat. A ·perm·a n'eht ben,bh. I,nark ; ~hall b'e acc'e ssibly placed .wit1,1iit the _ s'ubdivi$ibit, '. the· e).evation of which shall be re'f erred to . the ··u;s·.ci'.S~ .. datum arid a~curateiy noted on. the · subdivisi:o n plat'. , .. . '• ·. . �I B-14 (b) Street Improvements. All . str·eets sha11 · be graded and the roadway improved by surfacing under ,(.~. · · th~, supervision .of: the C~p_y :·-~_nl5~.1?-~!:?r .~.a ~9 --~_u}~j~~-t to :·.-: .bis . approval •. •.. \ ..~:. .- · r: , · ·;·: · •: ·. ,, ·, • .. . · ... , 1.• , • .:! . ·- ,:, ·1 .... .t ~- °.i : .. ' ~1 ,. ' ;· • • l •~ , •. : ~ • . :. ~ . ; . :~, · ,; .· ·. · (1) For .Class l:Subdiv,isions; -. roadway ·snrfac- · . '-~· ,, · ·, , iing- shall i,n:clude· standard ·,curb. •and gutter ·on both , . .,< , · ., S;ides of ..th.e street :Iiot closer than ,30 · fe-~t from . :· _ ·'. the . b_a ck. o.f .one .curb-,t,o, ~the back of the ,other: with-· : .the ar·e,a . between ·the · c;u rbs..: su;rfaced . with concrete . or asphalt -me.e ti,ng .the st~ndard specifications of .~he City of Gaylord •. ; .: : . (2L For Class· 2 . Subdivisions, , roadway surfac-· ing shall consist of concrete or asphalt paving,- ··. at least 24 feet wide, constructed in accordance :;-- - wi-th standard spe,cificat.ions -o f· the Ci.ty; of . . . . Gaylord with drairiage:,- di-fche~ where ·, appropriate · W:i th sl9pes no steeper. tJ:ian two feet ·- boriz.o.ntal for each. one foot , yert~~al and - at~ least two feet · cleep. . 1. : :_ - , :; : . J. ( •• •" (3) Fo·r Major T·b oroughia-res, . i.e . 1 streets· so · · 1 . design,ated on ·-the of_f ,iq:"i ·al· .Comprehensive . P.lan 1 the , sur.facing ;shall· be_.. the:- same, as· for Class 1 Subdt, . :...:- . visions_ e~cept th.a ,t tb-e s:urfacing:·sball- be at. a . . · width designa,ted by :the- City Council. · · .. , ,• (c) Sid~waiks . . For- Class 1· Subdd. visions> ; two sidewalks, shall be required along all streets. For Class 2 Subdivisions, two sidewalks shall be required along all major streets. All _sj,dewal;lts: shall ha_v e a minitn\nn width" of four feet anc( sha°I-1 , be constructed_-. under-: the .·supervfsion· of., and i:;ubject. to the a.pp:roval of, . the City Engineer • . Sidefalks· ~ball . };).~ _lOCfl,te~ . o~e. foot. in$i.de the· s_tree t rightof-way line~ - · · . . .: i : i· . · . , · . (d) . ·1 vater- L.i n~s •.-:, _, t'~;: . .For ~1.1_s _uqd';i._~ isions, . ~ub.divi_9er sl,lall pro. ,y_i9-e . ~µ .,ad_equ11-t~ supply . of, potable y.,.a:ter.'. _to •each lot by · a water : s.y'i;;"tem appr9ved . by. the, State. pepartment. of. Heal th ···with pr~oper provlsic:>.ns _.for the inai,hteJ,lance thereof .as requir-~d· 'by , ~ar'ag,r "apb,', 9. o_ f , $ectip'J;l 6 . :o't . this . Regula,tion; or s _l:iall ' serye , each,: _19t:. with ·.,a water ~ai_n._of.; a, municipal water · system; or .where _i t is .t.easible. and practical for an ; ~,ct'~qu'~ te wate'r • supply to . be made available · for e'v ery I I II �i ' ' ' ' '• •f • • • •, , ' 'i I i B.:..15 lot by the individual lot - owner, to present evidence to this effect and "include deed : te·s t'rictions on the final plat · requiring any such individual watersupply · systeni to comply with the requirements of the State Department' of Health. ·. ,! ·(e) Sewers. For all Subdivisions,' the · subdivider shall con-, nect with a public sanitary sewer system when available, and provide adequat~ sewer lines accessible to each lot. When a publi'c sanitary sewer _s ystem· is ·not available, individual sewage · di~posal devices may be used· for ·each lot, but the subdivision plat shall include deed restrictions requiring that all such individual disposal systems · shall·be consfructed in accordan6e with the specifications of the· State Department 'of Health· and · under the · supervision of·and subject to ·the approval of the City Engineer. (f) Drainage. Adequate provisions shall be .made for drainage of storm water stibject to the approval ot . the City Engineer. Drainage improvements shall maintain any natural watercourse and shall -prevent the collection of water in any low spot. · When public storm · drainage systems are available, su·b divisions· shall utilize them! ··' When no public storm drainage system is available, · drainage shall be by open channels located along the street$ or along rear lot lines. No lot shall be platted to obstruct· natural water flow • (g) Alleys. Alleys shall be graded to their maxi'mum usable width to a grade approved by the Qity Engiµeer. SECTION VIII - EXCEPTIONS 1. Modification of Requirements. Where in the case of a particular proposed subdivision,· it can be shown that strict compliance with the requirements of this· Regulation would result in extraordinary ha~dship to : the subdivider because of unusual topography; or other such non-self inflicted conditions or that these conditions would' ·result in •inbibi ting the achievement· of the objectives of- this ·Re·gu·1ation,· the Planning Commission may vary, modify, or waive ~h~ require~ents so · that stibstantial justice may be done and the public interest secured; �I I I I I I I I I provided , that such variance,. modifi.cat.ion ::or waiv.er will not have the .:effect ·of nullifying- :the ! intent. and purpose .of this Reg.ula;tion. :or:·_. interfening with carrying out the. Comprehensive Plan •. ·. , : -,.:;- .: ·; , .. . .. r··-:,; _..,-;. -__ • ·, 1 . • l _l In no case shall any variation or modification be more than a minimum easing of the requirements~ In no case shall it have the effect of reducing the traffic capacity of any -street . below t hat . ·s hown. on the , Gomprehensi ve. Plan or be in conflict with -any zoning regulatio-n · and · map . : • Such _v..ariances and .w_a i vers. -m ay be , granted · only by · the affi r mative vote of three-fourths •.o f the ·members of the Planning Commission. ·. 1 ;,. ·.• . : .' In granting• variances and modif'ica tibris,. · the Planning Commission may .require such condftions ': as will, ir1--i ts judgment', .sec11re .substantially the objectives o:f the requirements so varied or modified. • I SECTION IX - CHANGES AND AMENDMENTS . .. .. 1. ·. Changes and: Amendments. · . 'Any; regulations or provi··sioris ·o·f this Regulatio~. .may ibe . 1changed and 'amend'e d ' from time to time- by the City Co.unc'i 1 ; . ·provided•, however, · ·t hat· such . changes or amendments· shall not become·.•.effective· ·until after a public" hearing has been held·, ·pub•lic notice :of · wl:iicl:i shall have been·:.g iv.en in a newspaper' of general circulation ·tn the City ·. at -least. fiftee.n 'days prior·, ;ta: such ' hearing ~- SECTION, X - VALIDITY 1. Validity. If any section, subsection, sentence , clause or phrase of this Regulation is fo;r. ~J;l.Y. reason held to be unconstitutional or void, such decision shall not invalida,t e the. remaining -portio.ns · of t.his Regulation. SECTION XI - PENALTIES 1. Penalties. Whoever, being the owner or agent of the . owner of . any :.land •;located__ .~ ~~~i~•· :t .h e '._C?-_ty _.o:t:q~ylord, .knowingly or ;wi,th •in:t end to defr.aud,: ·tr,ansfers -or, sells by · reference .to or ~xhibition ,of or by other -use~~f. :a ,plat of subdivision ~f such land before such -pla.:t has •. been approved · by · the City Council, shall forfeit ,and pay th.e ·.penalty of not more. than fifty dollars ..($50. 00) for each .:lot so :transferred . or sold · or agreed . or negotiated to :_be sold, . and 1a description . b.yr.metes· and bounds shall not. exempt the transact.ion . from ·such penalties. ., . ., · . . ., �I I I I I I I I I I I I I I ~ B-17 SECTION XII - CONFLICTING REGULATIONS REPEALED 1. Conflicting Regulations Repealed. All regulations or parts of regulations in conflict herewith are hereby repealed, except any regulation that imposes more restrictive regulations than are imposed herein. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Preliminary-Report-Comprehensive-Plan_1965 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1965-09 Title A name given to the resource Preliminary Report Comprehensive Plan Description An account of the resource The Preliminary Report Comprehensive Plan for the City of Gaylord was prepared by Harland Bartholomew and Associates in September 1965. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8a800367eb00ba7b9afd59803487c79e.pdf 04cd209c1f2b2a5da8fa8af3ec231caf PDF Text Text �A Report on the COMPREHENSIVE PLAN Prepared for the Planning Commission of the Charter Township of Pittsfield, Michigan Prepc:.red by Harland Bartholomew and .Associa-ces Pl ann~ng - Engi~eering - Landscape A.rc ~ itectu~e St. Louis, Missouri October , 19:-5 �TABLE OF CONTENTS INTRODUCTIO:t-: . 1 . SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN Economy and Population Land Lses . • . • . • . Major Thoroughfares . . . . Community Facilities • • • • 3 3 3 4 5 DEVELOPMENT STRATEGIES • • Overall Strategy •......••. Residential Strategy • . • . . . . • . Agricultural Strategy • • . • . . Commercial Strategy • • • Office Strategy. . . . .• Industrial Strategy • • . . . . • . . • . Open Space Strategy. . . • Community Facilities Strategy •.•. Transportation Strategy • . . • . • . 7 • ECONOMY AND POPULATION Regional Economy Population . • . 0 • • 7 13 15 15 17 18 18 20 21 ••••o••c.•oOo•••o 23 23 24 LAND USE . • • • The Existing Pattern . . • • • . . . • . . . • • Basic Land Use Prin c iples .....• Land Use Plan • . • . . . . . . . Details of the Land Use Plan .•. Residential Densities . • • . . . .•...• Rate of Growth • • . • • • . • . . . . . Land Use and the Municipal Airport •.. Land Use and the Guidance Center .... Towns h ip Center and Identity • • • . . . • . • . 2010 Land Use Recommenda ~ ions . • . • . . . . • . 27 27 29 TRANSPORTATION FACILITIES Existing Street and Highway Facilities Transportation Plan • . . . • . Airport Facilities • • • • Railroad Facilities • . . . . . . TranEit Facilities 51 51 52 COMMUNITY FACILITIES . . Parks and Recreation Public Schools . . . Public ~Jildings .. Sewer and Water Facilities 61 61 67 72 73 ~ • • C O O • • a • 30 35 37 41 43 43 44 48 58 58 59 �INDEX TO PLATES Plate 1 Future Urban Area . 2 Identity Areas 11 3 Residential Strategy 14 4 Commercial Strategy 16 5 Industrial Strategy • • 19 6 Generalized Land Use - 1973 • . 26 7 Land Use Plan . • . • . • 31 8 Residential Components 38 9 P~ iority Areas 1975-1990 42 10 Pittsfield Town Center 45 11 Traffic Volumes - 1973 12 Trans ✓ ortation 13 Community Facilities Plan. 65 14 Water Distribution System • . 75 15 Sanitary Sewer System . . . 77 16 Storm Drainage and Surface Water 84 9 • • 0 0 • 53 0 Plan • . • 55 INDEX TO TABLES Table Pag e 1 Population and Community Facilities Equivalents 39 2 Enrollment Trends for Ann Arbor Area Schools Serving Pittsfield Tow n ship 1969-1973 . 70 Enrollment Trends for Saline Area Schools 70 3 . . . . . �INTRODUCTION The Comprehensive Plan for Pittsfield Township is designed to serve as a general guide for future physical growth and development of the area and is comprised of a land use plan, transportation plan and community facilities plan. The Plan should reflect goals and desires of the present residents, recognize environmental limitations of the physical site and, at the same time, provide for inevitable growth that is anticipated for the Township. The Plan is purposefully general in nature; it attempts to set forth the basic major framework fo r orderly community development and recognizes the need for in-depth studies in all aspects of community growth. It identifies use areas, sets limitations on population and dwelling units, provides a basic framework of major thoroughfares and identifies community facility requirements for various components within the planning area. The Comprehensive Plan provides a first step in the Township's planned development process. It should be followed by the appropriate detailed plans for public works such as major streets and highways, utilities, and site plans for private residential, commercial and industrial projects. The Comprehensive Plan not only affects Township and private facilities, but the facilities of other public agencies. Thus, the plan is essentially providing a general framework for not only Pittsfield Township, but also for the School Districts, County officials, and State and regional agencies. The plan is purposefully all inclusive in its scope so as to provide an understanding of relationships and, at the same time, it is general in nature so as to provide the basic framework from which more detailed studies can be carried forth. The implementation of the Township Plan is a separate task and will be accomplished through capital improvement programs both by the Township and other agencies, through regulatory measures such as zoning and subdivision regulations, and through cooperation with other governmental agencies. The implementation of the plan will also require the continued support and input from the residents of the Township. �-3SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN The Comprehensive Plan for Pittsfield Township recommends a wide variety of public improvements that will require many years for their realization. Following is a summary of the major recommendations contained in the plan and in related planning documents. Economy and Population 1. The WCMPC 1990 population estimate for Pittsfield Township is 38,800. The SEMCOG projection for 1990 is 32,483. The Township Plan is designed to serve a future population of 39,000; however, the maximum population which could be accommodated by the land use plan density designations would be nearly 75,000 or double the population forecast of 39,000. This will make certain that a choice is available and prevent monopoly conditions. 2. The SEMCOG employment forecasts indicate a total 1990 employment of 18,210. The distribution of employment is expected to be 26 percent professionals, 25 percent retail trade, 15 percent automotive manufacturing, 15 percent services, with the balance in agriculture and other employment areas. Land Uses 1. A Township Center consisting of a concentration of commercial, public, semi-public and limited high density residential uses is proposed in the Michigan-Platt Road area. Similar sub-centers are proposed at Ellsworth and State Road and at Ellsworth and Carpenter Road. 2. Major commercial developments would be located (a) along Carpenter Road north of I-94, along Michigan Avenue from Carpenter Road to Platt Road; (b) in the vicinity of State Road at I-94 and Ellsworth Road; (c) on Ellsworth Road at State Road; (d) on Michigan Avenue at the intersection of Moon Road; (e) on the Ann Arbor-Saline Road at 1-94; and (f) on Washtenaw Avenue at Golfside. A total of 1,176 acres of commercial is indicated on the land use plan. 3. Two multi-use areas are proposed; on e north of the airport and one in the vicinity of Michigan and Carpenter Road. Commercial, office research and industrial uses would be permitted in these areas. �-44. Re sidential growth is expected throughout the To .m ship with b;g- h .and moderate density residential developments generally n orth of Textile Road and east of State Road . Some moderate density areas are expected to deve lop on the south side of Textile Road in the vicinity of Michigan and Platt. A total of 11,390 acres of residential development is designated on the land use plan. 5. Industrial uses are anticipated in three major areas: (a) in the vicinity of the airport along State Road from Eisenhower Parkway down to the Penn Central Railroad tracks; (b) on the south side of I-94 to the east and west of Highway 23; and (c) in the southeast part of the Township adjacent to the City of Saline. The industrial acreage would be 1,621 acres with the greater part of this around the airport. Major Thoroughfares 1. Changes in t h e major street system would include: (a) the extension of Stone School Road to the intersection of Michigan Avenue-Warner Road; (b) the realignment of State Road into Moon Road at Michigan Avenue; (c) the extension of Lohr Road to Bemis Road; (d) the realignment of Ellsworth Road in the vicinity of I-94 combined with a proposed interchange at Platt Road and I-94; (e) the extension of Morgan Road from State Road to Maple Road; and (f) the realignment of Textile Road from west of Platt Road across U.S. 23 to Carpenter Road. Major arterials would be as fo l lows: North-South Major Routes East-West Maj o r Routes Maple Road and Ann ArborSaline Road Washtenaw Avenue State-Moon Roads Eisenhower-Waters-Packard Roads Stone School Road E\lsworth Road Platt Road Textile Road Carpenter Road Secondary t wo-lane roads would include Lohr Road, Warner Road, Munger-Golfside, Morgan, Merritt, Bemis and part of Platt Road. 2. The existing Ann Arbor Municip a l Airport would be maintained a s a general utility (Stage One) airport. Bus routes would be on Michigan Avenue, State Road, Platt Road and Carpenter Road. The Ann Arbor railroad should eventually have grade separations with all major arterial routes. �-5Community Facilities 1. A total of 34 major open spaces would be preserved in the plan. Many of these open spaces are wooded or marsh areas that are important elements of the natural environment and should not be urban i zed. Ten neighborhood park facilities are proposed in the plan, many in conjunction with elementary schools. A total of 2,562 acres is proposed in the plan to be set aside as permanent parks and open spa ce. 2. The plan recommends seven additional elementary schools in addition to the existing Carpenter School (not within the Ann Arbor city limits). There would be a total of two new intermediate schools and one new senior high school. 3. The plan recommends the estab lishment of a Township Administrative Center at the intersection of Michigan and Platt Roads which would provide township administrative offices and a new fire station. The existing f ire station at Ellsworth and State Road would be retained and a new fire station would be developed on Ellsworth, just to the east of Carpenter Road. 4. The area north of Textile Road, the intersection of Platt and Michigan, and generally south of the Penn Central Railroad should be served by the Ypsilanti Township water and sewer systems. The area to the north of the Penn Central Railroad, generally east and north of the airport, may be served by either Ann Arbor or Ypsilanti water and sewer systems. Sanitary and water lines could be extended from Ypsilanti Township to serve southern portions of the Township. Also, the City of Saline could provide sanitary and water services to developments in the southwest portion of the Township in the vicinity of Michigan Avenue. �-7- DEVELOPMENT STRATEGIES The planning process involves making decisions between alternatives in various phases of township development. Therefore, it is logical that an overall strategy be established to measure the factors which influence these choices. The Comprehensive Plan is primarily concerned with the preparation of plans for the physical development of the community; however, some studies go beyond this and delve directly into ~conomic, population and environmental problems which supplement the physical plan decisions. This effort may become excessively wide ranging and include all the policies of government, since the plan touches on many of them. Therefore, it is important to establish some rather logical limits for these plan determinations and develop a fairly straightforward and logical strategy for the development of the community. This strategy then serves as a basis for preparing more detailed studies as a part of the Comprehensive Plan for Pittsfield Township. Overall Strategy 1. Pittsfield Township is in the process of changing from a predominantly rural area to a predominantly urbanized community. This change is created by the growth of the Ann Arbor and Ypsilanti urban areas and to a lesser extent, by the growth of the Saline community. It is also influenced by the outward migration of the Detroit metropolitan area into Washtenaw County. These forces have resulted in a rapid increase in land values in Pittsfield Township to the extent that land previously used for agricultural purposes is now assessed at values that are too high to be supported by permanent agricultural activities. Thus, in almost the entire Township, agriculture is a temporary use until the land can be used for urban development purposes. Therefore, one of the principal strategies of the Comprehensive Plan is to provide for the orderly conversion of agricultural and rural land to urban use. 2. The economic growth of the Township should be balanced between residential development and expansion of the industrial and commercial base. Industrial and commercial development is encouraged not only for tax base purposes, but also for employment opportunities for Township residents, and for the convenience of Tov:nship and area consumers. The strategy is intended to prevent the Tovrnship from becoming a bedroom-type community which merely serves the residential needs of adjacent communities. Economic growth is thus considered to be desirable and inevitable within Pittsfield �-8- TownEhip. The Township will attempt to maintain the rate of growth at a level ~hich is reasonable with respect to the capabilities of Pittsfield Township and other governmental units in the area to provide necessary police, fire and utility services. 3. Another principal strategy of tbE p:an is flexibility. This concept is based upon the jdea that major commitments to development patterns, densities, extension of serv::.ces, and various limitations associated with commitments will be made when they are essential. This strategy is followed for two primary reasons: (1) to make certain that choice is available to decision-makers in the future when co:nmitments must be made; and (2) to make certain that enough land is available for urban uses at any particular time to avoid creating monopoly positions for land sellers and the resulting excessive land prices that result =rom such monopoly positions, Therefore, the strategy is to designate, in the General Development Plan, an amount of land to be converted to urban uses that is sufficiently in excess of the amount of land needed to serv~ the exp0cted population. The strategy calls for at leas~.: twice as much acreage designated for urba!.1 development on the plan as will be needed t o provide residential, commercial, open space, industrial and other activities necessary to serve the population projected fo~ that same period. (See Plat:e 1.) The Township will cons10er new proposals for land de velopment in light of possib : e c hanges in the conditions ttat were assumed when the plan was prepared. The Compreher,si,·e Plan will be revised accordingly whef new proposals are found ~o be acceptable within the context of the assumptions and strategies of the plan , or with revisions to ~he plan when changed conditions warrant modif ic ation. 4. h reasonable 1990 population estimate for Pittsfie ld Township is between 32,000 and 32,000 peopl - (accord~ ng to studies ... ade br the Wa!: :: ... enav- County Metr :i::-c... 2.::. tan. Planning Commission and Southeastern Michigan Council of Governments ( SEMCOG). It ~1as also been determined, :.'.:-ir pu!:'poses of the Pittsfield Tov:,~ ship General Development P:::.an, that the estimate cf 39,000 peo;le by 1990 is the most reasonabl~. On the basiE of the ~oregoing strategy that excess land be designated as �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN I URBAN AREA 1975 TO 1990 RURAL AREA~ 1990 ~ " URBAN ~ AREA ~ 1980 TO 1990 « w ........ < _, a. u / BEMIS ir FUTURE URBAN AREA =>L ATE 1 �-10a reserve for choice and for land availability, the General Development Plan should designate an amount of urban land sufficient to serve the needs of 75,000 people. The population that will reside in the agricultural and rural lands of the Township during this period will not be counted in the 1990 population because of the relatively small numbers involved. Population growth of the Township will be monitored periodically through population estimates to check the relationship between the estimates and the projections. At such time as the population estimates appear to be diverging significantly from the projections, the Planning Commission will reevaluate growth and determine whether or not changes in the projections or in the General Development Plan are justified. 5. Urban development will be organized around identity centers. At present, portions of Pittsfield Township relate, in terms of identity, to three significantly different communities - Ann Arbor, Ypsilanti and Saline. These identity relationships will be strengthened in appropriate influence areas by centers of urban development that relate to the dominant community. Remaining portions of the Township which do not relate strongly to the adjacent communities will contain their own identity centers. The purpose of creating identity centers is to strengthen organization of new urban development and to pr event monotonous sprawl so characteristic of older suburban areas. All new urban development will be organized around activity centers to give new development focal points for its organization. (See Plate 2.) 6. Relatively undisturbed na bitats - primarily consisting of marshes along streams and drains, and beech-maple climax forests are located in Pittsfield Township. These areas will be preserved in their natural condition to the maximum extent possible in order to create a sense o~ openness in and around urban developments. Public purchase or permanently dedicated private reservations will be used to preserve such open space. Habitat areas along stre ams and open drains will be made a part of drain corridors as open space and will provide, where feasible, for natural water storage if such storage is compatible with preservation of their natural character. 7. Ava~lable information on soil types and drainage indicate that Pittsfield Township has a number of areas in which the soil and drainage conditions present physical obstacles to urban development. These areas should be developed if they are located strategically and if they are provided properly with measures to overcome their natural deficiencies. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ANTI NCE A TEXTILE MAJOR IDENTITY AREAS FOR PITTSFIELD \ IDENTITY AREAS PLATE 2 �-12These measures, such as heavy road bases, large storm drains, retention basins and land fill are expensive but essential for sound development in such locations. 8. Densities of development will be determined for various parts of Pittsfield Township so that the desired character and quality of the area are either retained or obtained, whichever applies. Densities so determined will provide appropriate spaces for streets, parks, schools and other public facilities and will be selected so that public facilities are not overloaded. 9. Pittsfield Township will time location and rate of urban development in relation to principal sanitary sewer, storm drainage and water service districts as established by the Township. The Township will permit urban development to occur outside these established urban service districts when development trends indicate clearly that the service district involved is on a sound financial footing for the remainder of its development life, or when the developer can satisfactorily guarantee financial integrity of the service district from which services are to be extended. This strategy is made within the context of strategy flexibility previously identified herein. 10. Urban development will be permitted and concentrated within several development centers at any one time. This will maintain the strategy of flexibility previously discussed and will be made within the context of a reasonable rate of overall growth. 11. Density of development will be limited to the population capacity (including equivalents) of major sanitary sewer and water service districts, storm drainage capacity, street capacity, capacity of schools and recreation areas and a consideration of the "natural" carrying capacity of the lando A single land owner would not get all the assigned population in a given area. 120 The General Development Plan will be used to guide land use decisions and capital improvements of Pittsfield Township. Major proposals for development of land which are contrary to the plan will be considered if conditions justify changes in the plan. Changes could be approved coincident with appropriate amendments to the General Development Plan. 130 Rates of growth desired for Pittsfield Township will be controlled to the extent that the Township has such control, and will be established at a level sufficient to �-13amortize the Township's commitment for public services. The Township will make every effort to control rates of growth within a range that meets this criterion and at a rate which recognizes forces of urban growth which emanate from the Ann Arbor-Ypsilanti-Saline urban areas and the Southeast Michigan region. 14. Pittsfield Township should retain jurisdictional control of all areas of the Township south of I-94 and east of U.S. 23, except for the present corporate area of Saline. Residential Strategy 1. New residential development will be of such density and character to be compatible with existing residences; existing stable and sound residential areas will be p rotected. Where a change in density and/or land use is proposed, the change will be timed so that stability and residential character can be retained for the longest possible time. (See Plate 3.) 2. The Township plan will allow for a variety of housing types so as to satisfy the needs of persons of various interests, occupations, ages, and income levels. A mixture of housing types in larger developments will be encouraged with 40 percent low-density single-family, 20 percent moderate density and 40 percent high density. 3. A high quality of site design and architectural design will be encouraged to create residential areas of lasting value and stability. 4. Areas with severe environmental limitations will be designated for rural agricultural or low density use where topography, soil characteristics and drainage problems preclude intense urban development. 5. High-density residential developments should be limited to areas wih adequate street access, sufficient capacity in public utility systems, appropriate open space areas; and access to public transportation routes. Such developments should properly relate to adjacent land, so that values will not be disrupted. 6. A ~ix of housing types and densities will be provided in the plan to encourage a wide choice of housing among different elements of the population and to reflect local housing market needs as projected. Information available at this time indicates that a reasonable mix of housing densities �CHARTER TOWNSHIP OF PITTSF IELD, MICHIGAN LIMITS OF MODERATE AN LOW DENSITIES 1975 TO 1990 TEXTIL E RURAL AND AGRICULTURAL °' LIMITS OF ----~ LOW DENSITIES ~ 1980 TO 1990 ...< w .... II) j \ BEM IS ir RESIDENTIAL STRATEGY / �-15is in the range of 40 percent low density (single-family detached dwellings); 20 percent in moderate density areas (such as single-family attached, modular housing, townhouses and mobile homes); and the remaining 40 percent in higher density categories (such as townhouses, walk-up apartments, and highrise dwellings). Agricultural Strategy · 1. Since much more land is available for urban use than will be required to serve the expected urban population of 1990, the plan will provide for interim uses and land use patterns which are reasonable in terms of land values and location but which will permit later extension of sanitary sewer and water facilities and other urban services, and development at urban densities. Orderly conversion will be e~phasized so that agricultural uses will be permitted, indeed encouraged, as one interim use during the conversion period. 2. Designation of areas in the General Development Plan for residential uses applies to an ultimate development condition. Such designation will not preclude agricultural activities as interim uses during the period of transition from rural use to urban development. 3. Agricultural activities include uses of land other than for crops, including nurserys, game preserves and wildlife areas, hunting and stables. Commercial Strategy 1. The Township will require compact, unified centers for commerce and services in strategic locations at intersections of major streets and will discourage indiscriminate scattering of these uses along major streets throughout the Township. The Township intends to prevent strip commercial development along major and secondary streets. (See Plate 4.) 2. Existing commercial developments on Carpenter Road and Washtenaw Avenue, at Carpenter and Packard Roads, and at Carpenter and Ellsworth Roads, should be contained within their present general development areas and should not be expanded in a linear fashion along the street on which they front. Existing commercial developments at Carpenter Road and Michigan Avenue should be enlarged somewhat in~o adjacent areas but should not be further extended along Michigan Avenue. New general commercial centers should be located on Michigan Avenue at Platt Road and at State Road, at the Ann Arbor Saline interchange south of I-94, and on the west side of State Road between I-94 and El l sworth Road. �CHARTER TOWNSHIP OF PITTSFIELD, TOWNSHIP ELLSWORTH COMMERCIAL TEXT IL E °' .... z w w ~ .... ....< .,, w BEM IS COMMERCIAL STRATEGY 0 L ATE .d °' < u �-173. Multi and vertical uses (including office and residential) in the commercial areas are anticipated. 4. General commercial developments should be precluded from other areas unless part of an approved development plan for large residential, office or industrial complexes. Commercial centers should contain a combination of retail, office and service uses. 5. Neighborhood commercial service centers, in the range of five to 10 acres, should be provided so as to serve completely urban-residential areas within Pittsfield Township. These centers should be accessible from collector or arterial streets, and by pedestrian/bicycle paths. 6. The General Development Plan will recognize availability of commercial sales and services within adjacent communities, in order to determine necessary coverage of the future residential area within Pittsfield Township. Likewise, the Plan will also recognize existence of residential complexes in adjacent communities which might be served by commercial centers within Pittsfield Township. 7. All freeway interchange areas, where commercial use is considered to be an appropriate use, will be limited to highway service-type commercial uses. Such areas are scarce and the land is too valuable to be used by activities which can locate properly elsewhere. 8. Where commercial parcels are developed individually, vehicular and pedestrian connections will be r e quir9d for adjacent parcels to permit pedestrian and vehicular travel between such properties so as to reduce traffic flow and turning movements on adjacent streets. Office Strategy 1. Office and research parks will be encouraged to create well designed and spacious uses of this type, with landscaping, setbacks, ample parking and good building design. These parks will also be encouraged so as to create employment opportunities within the Township. 2. Office and research parks also will be encouraged so as to create buffer areas between reside n tial, industrial and areas throughout the Township and als o to prevent continuous residential development. �-18Industrial Strategy 1. Future industrial development within Pittsfield Township will be limited to areas that are provided with ad~quate transportation and which can be serviced properly by public utilities or with acceptable on-site sanitary sewage and water systems. Industrial uses will be concentrated within existing and proposed industrial areas and should not be permitted on separate tracts and in isolated locations throughout the Township. (See Plate 5.) 2. Office, research and supporting commercial uses will be permitted within industrial areas. 3. The airport industrial complex, presently developing in the vicinity of State and Ellsworth Roads, will be expanded to include areas north of the airport and in a general corridor along State Road, south to the Penn Central Railroad. Portions of the airport-owned property which are not needed for airport uses will also be considered as possible locations for industrial activities. 4. A second major industrial area will be planned generally to include existing industrial development along Carpenter Road from I-94 south to Michigan Avenue and in a new area bounded by U.S. 23, I-94, Platt Road and Morgan Road. 5. Expansion of industrial uses on the eastern edge of the City of Saline will be incorporated into the Plan. The Plan will recognize the northeastward direction of development of the industrial corridor out of the City of Saline, and the southward development of the State Road industrial corridor. 6. Industrial (commercial) uses are encouraged in Pittsfield Township, not only for tax base potential but also to provide, in appropriate locations, e~ployment opportunities for residents of Pittsfield Township and surrounding communities. Open Space Strategy 1. All areas identified as having important ecological value such as wooded areas, wetlands, natural wildlife habitats, and similar areas will be preserved permanently through public purchase or private reservation for some type of open space use. Such areas will be protected from adverse impacts of adjacent developments and uses by proper location of paved areas and buildings, drainage and similar considerations. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN INDUSTRIAL AND RESEARCH AREAS .. ...... . ... . ....... .. .... .. .. TEXTILE O< w .... ...z w O< ......, < u BEMIS INDUSTRIAL STRATEGY PLATE 5 �-202. In planning and design of development projects, areas must be set aside as common open spaces for passive recreation purposes. 3. A system of Township park and recreational facilities will be continually developed over a period of time at a ratio of one acre of park land for every 100 persons of resident population. Based upon densities, the Plan should include conveniently located neighborhood recreational facilities as well as larger parks which provide more extensive recreational opportunities for the larger community. 4. The Pittsfield Township Park Commission Plan will be incorporated into the Comprehensive Plan to establish a schedule of priorities for recreational space. 5. The Plan establishes a system of open space corridors, linkages and trails throughout Pittsfield Township to interconnect public and semi-public open spaces in the planning area and, at the same time, provide open space areas for wildlife and preservation of significant _ plant communities. 6. The open space system is correlated with the storm drainage stytem to provide natural water storage areas and to utilize natural creek corridors as a means of storing and conveying storm water to appropriate outlets. Community Facilities Strategy 1. Construction of new public buildings will be located with respect to existing public facilities and to intended future identity centers. Where possible, such public buildings and services should be provided within major community centers for convenience of users and employees and in order to strengthen such centers. 2. Additional school facilities ~ill be required to serve the growing population. School sites should be located adjacent to future parks and open spaces. To this end, the Township will work closely with school officials of the Ann Arbor, Saline and Milan school districts in developing schools in relation to other community facilities and population growth. Walkways, trails and bike paths should be provided so children can safely reach neighborhood schools and playgrounds. 3. The Township will encourage continued or similar use, ownership, and operation of existing semi-public and quasipublic open space areas so as to retain their open character and their function of creating breaks in the urban patterno �-22- 2. Major routes with direct alignmen t s f or i nter nal traffic should generally include Carpenter Road, Plat ~ Road, Stone School Road, State Road, Munger-Golfside and Ma p le Road providing north-south routes; and Washtenaw, Packard . El l sworth, Textile, Michigan and Ann Arbor-Sal ine Roads p roviding east-west routes. Wherever possible, the ~e routes shoul d cross I-94 and U.S. 23 to p r ovide maximun: c,pportuni ti e s fo r circulation within the Township. 3. A series of secondary streets should be developed and obtained through d d ication by subdivisions an d planned unit developments. 4. Developers will be required to provide easements for future access to large land areas so they are not "land locked" or restricted to a single me ans of access. 5. The land area of the Ann Arbor Airport should not be expanded and the airport should continue to function as a general aviation airport, with necessary improvements. Develop ment of industrial and residential uses in the vicini ~y of the airport should be designed and controlled to be compatible with flight patterns of the airport. The Township will cooper a te in the pl a nning of the airport and supporting areas with the City o f Ann Arbor so th a t the facility serves loc a l and bus i ness flying needs. 6. The Township wi l l cooperate in the planning of tr a nsit facilitie s as a part of a metropolitan public tra ns p ortation network. Bus routes should be crea ted in the areaE" of t he Towns h ip where densities are sufficien t to support s uc h s e rvice. 7. The existin g railroads s hou: ct be c ontinuec so as to provide rail service t o industries within th e Township. �-214. The Township will plan for the development of an administrative center for the Township which will include a system of fire stations in appropriate locations as well as a Department of Public Works and P0lice facilities. 5. The Township will plan and cooperate ~ith other jurisdictions in the development of sanitary sewer and ·w ater systems within the Huron River, Stoney Creek and Saline River drainage basins. Early priorities should be given to extension of services in the Stoney Creek Basin (Ypsilanti) into the eastern sectors of Pittsfield Township and for extension of the Ann Arbor systems into the northwest and north central portions of the Township. Secondary priorities should be given to extending the Saline systems into the southwest portion of Pittsfield Township and construction of a sanitary sewer trunk and water main from the east into the southern sector of Pittsfield Township. 6. Sanitary sewer and water services are provided on the basis of user or developer financing. Ad valorem taxes are not to be used to f~nance these services. 7. Urban developments are permitted only where public services are available. Sanitary sewer, water and storm sewer services will be considered as having equal importance in opening an area for urban development. 8. Extension of sewer and water services out o:!' a service area will be permitted only after analys::.s shows that such extension will not adversely affect the financial integrity of the sewer and water district. Such extension might require an amendment to the Plan. 9. Private residential, commercial, industrial ~nd semipublic developments must be provided with on-site storm drainage facili~ies adequate to deliver storm water off the site to public facilities and natural stor~1 drainage ways. Transportation Strategy 1. The Plan will establish a network of major and minor streets to serve all sections of the Township. Major routes should b e designed to carry 80 percent of all traffic, with through traffic discouraged fro~ minor streets and residential areas. I-94, U.S. 23 and U.S. 12 primarily serve external traffic origin and destinations and do not materially serve internal movemen~s within the Township. �-23ECONOMY AND POPULATION Urban growth occurs as the economy of an area expands, creating new employment opportunities which attract new population. In a society which is highly mobile, economic growth in one location often generates urban development in neighboring communities. An important part of the planning process is to determine why growth has occurred and the influence this growth has had on the community. Regional Economy Pittsfield Township is part of the more intensely urbanized portion of Washtenaw County, immediately adjacent to · both Ann Arbor and Ypsilanti which are the large economic centers in the County. Proximity to the employment opportunities which exist in Detroit, Ann Arbor and Ypsilanti have contributed to increasing urbanization of the Township. Employment estimates have been prepared by Southeast Michigan Council of Governments (SEMCOG) for five-year intervals through 1990. The SEMCOG Small Area Forecasts for Pittsfield Township include a very small portion of Ypsilanti Township and a small portion of Ann Arbor, as the minor civil divisions established for the projections do not necessarily correspond to existing corporate limits of the various municipalities. The SEMCOG estimate for 1970 total employment in Pittsfield Township was 3,432 persons. Of this number, 24 percent, or 818 persons, were expected to be employed as professionals; 22 percent (754 persons) employed by the retail trade industry; 15 percent (514 persons) in manufacturing; and 12 percent (408 persons) in agricultural industry. These industries were expected to employ 73 percent of the total labor force in 1970. The remaining 27 percent of the labor force was to be employed in utilities; wholesale trade; financial, real estate and insurance; services; and public administration industries. These estimates do not necessarily coinside with Pittsfield Plan estimates; however, they are presented as a basis for discussion. A total employment of 18,210 persons in Pittsfield Township is expected by 1990. This represents an anticipated increase of 430 percent during the period 1970-1990. The 1990 distribution of employment is expected to be: professionals, 26 percent; retail trade, 25 percent; manufacture of automotive equipment, 15 percent; and services , 15 percent. While employment by agricultural industry is forecasted to decrease from 12 percent of the 1970 total employment to six �-24- percent of the 1990 total employment, the actual number of jobs in this classification is expected to increase from 408 persons in 1970 to 1,173 persons in 1990. This employment includes persons engaged in agricultural services, sales, repairs, etc. However, as urbanization continues to move into the rural areas of Pittsfield Township, less land would be devoted to cultivation because of taxes and prohibitive land costs and, therefore, fewer persons would be employed in agricultural activities. Employment estimates are predicated on regional trends and, therefore, provide the greatest accuracy for a regional perspective. To estimate employment accurately for a small area such as Pittsfield Township is extremely difficult and undependable. The local economy may not be as predictable as that of the overall region and the location within Pittsfield Township of one large unexpected industry (as the Ford plant in Saline) can render an employment forecast invalid. Future growth and development in Pittsfield Township will be influenced by many economic generators within the immediate and surrounding area. The University of Michigan in Ann Arbor and surrounding colleges have been and will continue to have a positive effect upon growth of the regional area and on Pittsfield Township. Such factors as the potential for growth and development at the Willow Run Airport, Fairlane and other metropolitan and regional developments will influence the urbanizing corridor through Ypsilanti and Ann Arbor. Within the ~ownship, the Washtenaw County Criminal Justice Center, the Women's Prison and Guidance Center, and the Ann Arbor Airport are institutional activities that wi ll influence growth and development in the ~ownship and certainly the Briarwood Shopping Center will have a very obvious and major impact on future decisions to locate within Pittsfield Township. Population \ Characteristics and distribution of population within a given area affect the type and character of land developed for urban purposes. Population also determines the area required for residential neighborhoods, commercial centers, and the location of school and recreational facilities. The population of Pittsfield Township has increased from 6,043 persons in 1960 to an estimated 12,000 persons in July, 1973 (estimated by SEMCOG). This represents an increase of 99 percent. During the period between April, 1970 and July, 1973, the population growth rate in Pittsfield Township (46.6 percent) was the highest of any municipality �-25within Washtenaw County. ~he population increase for Pittsfield ·rownship can be related to increased employment opportunities within the Ann Arbor-Ypsilanti area and commercial and industrial development that has occurred in the Detroit metropolitan area. According to the 1970 census data, most of the population within Pittsfield Township was located in the northeast portion of the planning area. Approximately 56 percent of the 1970 population of Pittsfield Township was located within the area bounded by Clark Road on the north, Interstate 94 on the south, U.S. Route 23 on the west, and Golf· side Road on the east. This area is the only part of the Township served with both water and sewer facilities. ~· • • I. Population estimates prepared by Washtenaw . County Metropolitan Planning Commission (WCMPC) and SEMCOG indicate steady population growth for . Pittsfield Township through 1990. Estimates developed for WCMPC indicate a total population of 38,800 by 1990. This represents an overall increase of 380 percent from 1970 to 1990. The SEMCOG estimates indicate a total population of 32,483 by 1990 for an overall increase of 302 percent. However, because of the pattern of development in the Ann Arbor-Ypsilanti area, the growth elsewhere in the Detroit metropolitan area and the vast amount of undeveloped land in Pittsfield Township, the population could conceivably be much higher. The WCMPC studies indicate that migration, which is perhaps the most difficult of the three factors to predict, will become the most important influence on the future population growth of Washtenaw County. Because of Pittsfield Township's geographic and economic position within Washtenaw County, the WCMPC findings on factors affecting population will probably prove to be relatively accurate for the future population growth of the Township. Specifically, birth and death rates will decline and in-migration brought about by increased employment opportunities in the Ann Arbor-Ypsilanti area and improved routes of transportation connecting Pittsfield Township with other employment centers in the Detroit metropolitan area will have the greatest effect on the population growth. The p_Ian has a "design population" of about 78,000 which is double the WCMPC projection of 38,800. The plan anticipates 38,800 but designates enough urban land for 75,000 so as to allow a choice to decisionmakers and not create monopoly positions. · The characteristics of the population within Pittsfield Township will gradually change as family size will decline, the percent of elderly population will increase, and family income will be greater. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN + \ LEGEND RESIDENTIAL - PUBLIC AND 56MI-PUBLIC COMMERCIAL INDUSTRIAL :REl/1S!ON DATE WASMTENAW COUNTY METROPOLITAN PLANN!NG COMJ.I ISSION PLATE 6 GENERALIZED LAND USE 1973 ~EVISED BY �-27- LAND USE For many years, the pattern of development in Pittsfield Township was largely determined by topography, surface drainage, the road network, and activities of developers. In recent years, zoning, planning and availability of utilities and services have influenced the location of urban land uses. The Existing Pattern The overall pattern of development in Pittsfield Township is characterized by urbanized areas adjacent to Ann Arbor and Ypsilanti where water and sewer facilities are provided and linear development along roads in the Township. Generally, the intensity of development decreases from the urbanized areas in the northern portion of the Township, southward to Bemis Road. (See Plate 6.) Approximately three-fourths of the planning area is vacant and undeveloped in an urban sense, or is under cultivation. With the exception of the Ann Arbor Municipal Airport, relatively small areas of non-residential development and the scattered rural farm and non-farm residences, almost 90 percent of the land south of Ellsworth Road, north of Bemis Road, west of U.S. 23, and east of Maple Road, is vacant or agricultural land. As the necessar y utilities for urban development become available, the increasing pressure for development of vacant areas will have a substantial effect on the arrangement of land uses in Pittsfield Township. Residential land within the Township is devoted to both single-family and multiple uses. Large lot single-family homes exist throughout the Township. Generally, these uses are located in small subdivisions and along County and Township roads. The development pattern provides little continuity between residential areas as they are scattered throughout the Township. Multiple-family and small lot, singlefamily dwellings (less than one acre in size) are primarily located in the northeast corner of the Township served by sewer and water facilities. As land increases in value and urban services are extended, the Township will experience higher density developments elsewhere in the Township. The predominance of multiple-family construction in recent years is revealed by the following building permit records: �-28- Residential Construction Year 1950 1951 1952 1953 1954 1955 1956 1957 1958 1959 1960 1961 1962 1963 1964 1965 1966 1967 1968 1969 1970 1971 1972 1973 Average 1964-1973 Single-Family 80 125 56 57 7 18 48 65 55 35 23 21 16 50 67 49 55 25 16 23 42 71 92 51 Multiple-Family 12 Total 92 125 56 57 7 18 48 2 10 48 484 568 48 292 202 358 456 338 443 324 65 55 37 23 31 16 98 551 617 103 317 218 381 498 409 535 375 Commercial uses are generally confined to strip development along Carpenter Road, north of Interstate 94; and Washtenaw Avenue, between Carpenter an~ Golfside Roads. Most of these commercial uses are general highway commercial establishments, including automotive-oriented establishments. Meijers and Topps shopping centers are both located on Carpenter Road north of I-94. The Briarwood regional shopping center is located immediately to the north of the Township in Ann Arbor. With the exception of Hoover Ball Bearing Company, which is located on State Road, most industrial uses are located along Carpenter Road, north of Michigan Avenue, and in a small industrial center just south of Interstate 94 at State Road. In addition to manufacturing establishments, there are at least four areas of 10 acres or more where surface mining operations are located. These operations involve �-29- extraction of sand and gravel and it is difficult to determine whether or not they are being used. Because large industrial operations usually require public water and sewer facilities, they have located in or near areas provided with these urban services. Unavailability of such services in most portions of the Township has contributed to the lack of industrial development in these areas. Recent developments in the Township.include the Women's Prison and Men's Guidance Center, Criminal Justice Center, and Clover Lane Farm housing development, parts of which are under construction. Basic Land Use Principles The purpose of the Land Use Plan is to guide future development so that efficient and desirable community patterns result. These include relationships which occur between land use areas and effectiveness of major streets in providing adequate transportation routes throughout the community. Residential Neighborhoods The Township's residential areas should be organized into neighborhood units, wherever possible not interrupted by major streets. The population of each unit will depend on the density, but a range of 2,000 to 5,000 would be the most logical for elementary schools and parks. Neighborhood shopping facilities should not be allowed at major street intersections. Traffic arteries should go around and not through neighborhoods. Commercial Areas There are three general types of commercial areas, largest of which is the regional center, which contain the community's major shopping facilities, professional and governmental offices and public buildings. The second type of commercial use is the community or neighborhood commercial area serving convenience needs of residential areas. Such facilities preferably should be grouped together into shopping centers providing ample parking areas and interfering as little as possible with adjacent residential uses. The third type of commercial use is the general highway commercial area including automotive-oriented establishments such as motels, filling stations, restaurants, etc., catering to both local and transient business. �-30- Industrial Areas Location of transportation facilities such as the railroads and major highways influence industrial locations. Modern industries need large areas for their onelevel operations, for adequate off-street parking, and for future expansion. Many industrial processes have been improved and emission of smoke, gas, dust and noise have been eliminated or greatly reduced, so that they are not as objectionable as they were some years ago. Residential areas should be buffered from industrial uses with green strips, easements and t ree screens wherever possi b le. The Land Use Plan should provide for industrial sites which are adequate in area, have convenient . access and pleasant surroundings. Public and Semi-Public Uses and Park Areas Scenic areas within the community, and par ticularly substantial parts of streams and marshes, should be preserved and enhanced as part of the park system. Such open spaces should be linked along streams and easements and these links provided with walking and bike trails. Neighborhood parks should be developed in conjunction with elementary schools. Public and semi-public uses such as churches, institutions, clubs and golf courses provide the community with necessary open spaces. Land Use Plan Existing land use areas in the Township and adjoining municipalities, topograph y , soils, drainage, access, and the availability of sewer and water serv ices, have been considered in the Land Use Plan. The Plan provides areas for residential, commercial, industrial, public and semi-public, and parks and open space. (See Plate 7.) \ Land use determinations are based upon existing land use, topography, feasibility of providing utilities, access and other factors. This allows the principle of developing generally adjacent to the Ann Arbor and Ypsilanti urbanized sections, with more spacious development in the fringe areas of the Township. Numerous advantages are found in developin g a compact community. These include: less total street and utility mileage resulting in lower maintenance; more efficiency and less expensive provisions for public services such as schools, police and fire protectio n , garbage collection, ci t y facilities , public buildings, institutions and park and recreation areas ma y be developed to serve local needs. ----- �LAND USE PLAN I llllifilD f:: ~ c::J r.cmJ C:Z:21 E I s ~ RURAL-AGRICULTURAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS, PUBLIC & PRIVATE OPEN SPACE PUBLIC AND SEMI - PUBLIC ELEMENTARY SCHOOL INTERMEDIATE HIGH SCHOOL SENIOR HIGH SCHOOL COMMERCIAL OFFICE AND RESEARCH INDUSTRIAL COMMERCIAL, OFFICE RESEARCH, AND INDUSTRIAL MULTI - USES • /, :: PLATE 7 �----.. -33- Residential Uses Residential uses have been divided into four separate categories, each having a different density range: those being (1) rural-agricultural, (2) low density residential, (3) medium density residential, and (4) high density residential. The rural-agricultural areas have been assigned an overall density of zero to one dwelling unit per gross acre. The low density residential areas would have a density of 1.0 to 4.0 dwelling units per acre and wou-d primarily consist of single-family and detached residential units. Lot sizes would range from one acre down to 10,000 square feet. Medium density residential areas have been assigned an overall density range of 4.0 to 8.0 dwelling units per gross acre, and would primarily include singlefamily and some townhouses and mobile homes. High density residential areas have been assigned an overall density range of 8.0 to 15.0 dwelling units per gross acre for higher density townhouses and apartments. Low density residential would be located in four areas: in the northwest sector adjacent to the Ann Arbor-Saline Road and I-94 Interchange; the established single-family areas north of Ellsworth at Golfside; in the area between Morgan and Textile Roads east of State Road; and in the area south of Textile Road east of Platt Road. Medium density residential areas would be located generally in two distinct areas: in the central portion of the Township east of U.S. 23 generally along Morgan and Platt Roads; and in t h e extreme eastern part of the Township along the south side of Michigan Avenue. High density residential uses would be limited to the town center and subcenters and retained in areas where such development is presently occurring. Commercial Uses Commercial uses would be developed in the State-Ellsworth Road area to capitalize on the regional attr a ction of the Briarwood Center, and to provide diversified and convenient services to the community. The Plan includes commercial centers at the Ann Arbor-Saline and In t erstate 94 Interchange and at the U.S. Routes 23 and 12 I n terchange. The commercial area along Carpenter Road north of Interstate 94 would be expanded. Commercial uses wou ld be located along Michigan Avenue at Platt and at State Roads, adjacent to the southwest industrial area, and at Bemis Road and �-34Michigan Avenue. Office and research areas are generally adjacent to commercial areas. Multi-use areas are recommended north of the airport and north of the Michigan and Platt intersection. These multi-use areas could contain combinations of commercial, office, research or industrial. The Plan recognizes the need for neighborhood convenience commercial centers, the locations to be determined as the area urbanizes. Locations for these smaller centers are not shown on the Land Use Plan. Industrial Uses The Plan provides three major industrial areas: the largest along State Road, another south of I-94 along U.S. 23, and a third area on Michigan Avenue adjacent to Saline. All of these industrial areas have excellent highway access and are relatively level sites. The State Road industrial area has direct access from State Road onto the interchange on I-94, as well as into the City of Ann Arbor (potential employees). Proximity to the airport, railroad facilities and commercial facilities should make this industrial area highly competitive with other sites in the Ann Arbor-Ypsilanti area. The U.S. 23 area is actually in two parts - the first being the existing industrial area along Carpenter Road from I-94 to Michigan Avenue, and the second part is the land on the east side of Platt Road south of Ellsworth. This area is low and will require filling and drainage facilities around structures. The proposed interchange at I-94 and Platt Road, along with existing access to Michigan Avenue, provides good transportation. The Saline industrial area i ' in Pittsfield Township on the north side of Michigan Avenue. The Ford plant is a sound anchor for additional growth in this area and rail access is available. Public and Semi-Public Uses Proposed new public and semi-public sites include 15 elementary school sites, four new junior high school sites, and new senior high school sites for Ann Arbor area schools. One new elementary school site has been proposed for Saline area schools. The new Township fire station and proposed �-35- Township Center would be located on the same site at Platt Road and Michigan Avenue. The existing Township Hall would be utilized as a sub-center housing fire fighting equipment and additional administrative offices as needed. The State Women's Prison and Men's Reception Guidance Center are to be located at the intersection of Bemis and Platt Roads. The largest public and semi-public use shown on the Plan is the Ann Arbor Municipal Airport. Parks and Open Space In order to capitalize on natural characteristics within the Township, many areas of environmental concern are proposed to remain as natural open spaces. These sites are unique because of vegetation, wildlife, surface water, soils and geologic features which are found in these areas. Wherever possible, parks and recreation areas should be developed in conjunction with these open space areas. In the more densely populated areas of the Township where open space opportunities do not exist, neighborhood parks should be provided adjacent to school sites. Parks, open spaces and natural areas should be linked along streams or on easements. These open space corridors should then contain hiking, riding and bike trails. Details of the Land Use Plan The Land Use Plan represents the correlation of existing development, development strategies and environmental limitations. The Plan provides a long-range guide for the development of Pittsfield Township, meeting future needs of the community as described in the development strategies. It preserves natural features identified in environmental studies, protects present character and quality of development, and provides a logical basis for location of new facilities which will be needed to serve the design population of 39,000. So as to allow a choice for decisionmakers and to prevent ownership monopolies, the Plan has a density provision for a population of 78,000 or double to actual anticipated population of 39,000. Computations were made to determine the amount of land proposed for each of the eight land use categories. Following is a summary of the acres of land in each of the urban use categories. This does not include land not shown on the map north of I-94 or rural-agricultural areas. �-36- Land Use Classification Acres of Land Low Density Residential 3,969 Medium Density Residential 2,384 High Density Residential 1,045 Public and Semi-Public 1,210 Park and Open Space 2,266 Commercial 887 Industrial 1,255 Office Research 63 Multi-Use 437 The total urban acreage shown on the Plan, excluding those areas of the Township north of I-94 and west of U.S. 23 in Ann Arbor and the corporate area of Saline, amounts to 13,516 acres, or 22 square miles. There is a direct relationship between population and land use. In most communities, there is usually one-third to one-half acre per 100 persons of population used for commercial uses. The proposed plan for Pittsfield provides for a ratio of 2.2 acres of commercial land per 100 persons of the future population of 39,000. However, Pittsfield Township has more in the way of major commercial opportunities than the average community. The four existing and one proposed interchange and proximity of a regional shopping center are all major factors for consideration in locating commercial facilities; and it is anticipated that there will be a demand for the commercial areas shown on the Plan. \ As to industrial land, there is usually one to one and one-half acres of industrial land per 100 persons of population in the average community. The Plan provides for a ratio of 3.2 acres per 100 persons, which is more than adequate and allows a choice for new industries. General accepted standards suggest one acre of park space per 100 persons of population, which would mean a total of 800 acres within Pittsfield Township based upon the design population of the Plan. The provision of nearly 2,700 acres and a higher ratio of about six is due to the need to preserve many natural areas in the Township. Actual park land requirements are estimated at 365 acres. �-37- Residential Densities Based upon previously identified residential density ranges, a specific density (expressed in terms of dwelling units per gross acre) was determined for each residential component of the Plan. (See Plate 8 and Table 1.) Thus, by calculating the number of acres in each component and applying a specific density to each area, the number of dwelling units, population and (because of their relationship to population) school classroom needs and park land requirements can be determined for each residential component. These residential densities, listed in Table 1, are established as the maximum density permitted on any tract of land within the given component. Rural-agricultural areas and areas north of I-94, west of U.S. 23, are not included in the computation in Table 1. A density for each residential component is listed in Table 1. These densities are established for overall planning purposes only. Specific densities for individual tracts of land will be determined by the Planning Commission based on detailed development policies for individual sections of the Township; however, they will be within the range as indicated in Plate 7, Land Use Plan. Components which have been assigned the highest densities are those around town centers or where higher density developments already are developing. Densities assigned to medium density residential components vary considerably within the allowable range of 4.0 to 8.0 dwelling _units per acre. None of the areas shown as rural-agricultural on the plan are served by sanitary sewer facilities. Assigning a very low maximum density to these low density residential components is intended to discourage any type of large-scale subdivision. Extensive development in these areas before 1990 might at some future time preclude extension of necessary urban services into these areas after 1990. The density determines the number of dwelling units that can be constructed on any tract of land. Thus, on a 100-acre tract of land which is in the 4.0 to 8.0 units per acre density range (medium) and an assigned density of 5. 0 dwelling units per gross acre, the total number of dwelling units that would be allowed is 500. (The range is 400 to 800 but 500 is used for calculations in Table 1.) The maximum density does not prescribe or dictate housing type or necessarily lot sizes; the plan intends only to determine the maximum number of dwelling units to be considered. The Planning �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ·- ··vi J,;.. 11 I \ 13 14 15 + 19 '" 16 -D~;~=~~~====~~d= -~-~-·::'r:\! - •I _+----• - 32- yp.~ •• 33 'r'ORI( TWP i \ REVISION DATE W4 SHTEN" A.W METROPOLI TAN PLATE 8 COU NTY PLAN NING COMM ISSION RESIDENTIAL COMPONENTS RE"VJSE:0 BY 1-- - - - - - - --' .. 1-- - - - - - - --' . _,6, . . -v ·\/ �-39Table 1 POPULATION AND COMMUNITY FACILITIES EQUIVALENTS Residential Component 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Totals Gross Acreage 220 151 225 233 38 22 222 229 140 373 84 330 172 316 109 276 152 152 210 162 207 260 185 157 163 10 37 33 91 90 129 308 227 1,137 Dwelling Units Population Equivalent 220 453 675 233 304 88 2,664 916 1,680 1,119 168 660 688 1,264 545 552 456 760 1,260 1,944 1,656 2,080 925 942 652 80 148 132 546 450 645 308 227 1 2 137 660 1,359 2,025 699 760 246 7,459 2,565 4,704 3,357 504 1,980 1,926 3,539 1,526 1,656 1,368 2,128 3,528 4,860 4,637 5,824 2,590 2,638 1,826 200 370 330 1,529 1,260 1,806 924 681 3 1 411 26,577 74,875 School Classroom Equivalent(l) Park Land Requirement(l) 4 7 34 3.3 6.0 10.1 3.5 3.7 1.2 3.7 12.8 23.5 16.8 2.5 9.9 9.6 17.6 7.6 8.3 6.4 10.7 17.6 24.3 23.2 29.1 13.0 13.2 9.1 1.0 1.9 1.7 7.8 6.3 9.0 9.2 6.8 34.1 403 364.5 7 10 3 4 1 38 13 24 17 3 10 10 18 8 8 7 11 18 24 23 29 13 13 9 1 2 2 8 6 9 9 Density 1 3 3 1 8 4 12 4 12 3 2 2 4 4 5 2 3 5 6 12 8 8 5 6 4 8 4 4 6 5 5 1 1 1 (l)Based on an actual population of 39,000 rather than the "density population equivalent" of 74,875. �-40Commission and Town Board will make the final decision within the range of 4.0 to 8.0. On the previously mentioned 100-acre tract of land with 500 dwelling units, all units could be located theoretically in one apartment building, they could be constructed as clusters of townhouses, or they could be single-family homes situated on 8,000 square foot lots. The density assigned to this 100-acre tract prescribes a maximum and it, of course, would be possible for the property to be developed at a lower density. Assigning maximum densities to residential components enables the Township to make judgements as to long-range needs for schools, parks, sewer and water facilities, and other public services. The Land Use Plan establishes density ranges for the four residential use categories, three of which are "urban residential". The residential density assigned to each residential component provides a specific single maximum density. Using these densities, future calculations were prepared on dwelling units and population in order to provide an overall indication of total future development by component for the entire Township. Thus, in component number 19, the 210 acres would have a maximum density of 6.0 dwelling units per gross acre. This density would apply to all land within that component. The total area of any parcel is multiplied by the density assigned to that component in which the parcel is located; in this case, 6.0 dwelling units per acre. Thus, on a 100-acre parcel located within component 19, a total of 600 dwelling units would be the maximum permitted. There would be a total of 1,260 dwelling units permitted on the 210 acres that comprise the entire component. This would produce a total population* of 3,528 persons in component number 19. Based on densities established, the maximum urban population which would be accommodated by the plan would be approximately 75,000 (74,875 persans in 26,577 dwelling units). The number of dwelling units by residential category would be as follows: Low Density Medium Density High Density 1,619 units 23,859 units 5,532 units *For densities of 4.0 or more, the household size utilized was 2.5 persons. For densities of less than 4.0, the household size utilized was 3.0 persons. The 1973 average household size was 2.93 persons. �-41A calculated population of 75,000 persons on this basis represents an increase of nearly 66,000 persons over the estimated 1973 population of 12,000 persons (provided by SEMCOG). It should be pointed out that the rural agricultural areas will also have some residential development in addition to the above, but it is not included in the calculation. Rate of Growth During the preparation of the Comprehensive Plan, the Plan Commission and Township Board decide proposals and recommendations to be included in that plan. These recommendations are then subjected to public hearing and citizen input. This "public" decision making ceases to exist, however, when the time comes to implement the plan. The burden of actually transforming proposals and recommendations of the plan into physical reality is left to the activities of land developers and private corporations. Actions of these people will, to some extent, be governed by their assessment of the capability of the market to absorb a specific type of development - whether it is a residential project or shopping center. It is sometimes difficult to determine accurately when and where development is going to occur. What can be done is to prepare projections based on a logical sequence of growth which is in turn based on the plan and certain known factors such as availability of urban services and commitments made by the Township to provide facilities and services. There is a basic policy which should be agreed upon before a sequence of growth can be established. The basic policy is that urban services, sewer and water facilities should be extended on a priority area basis and that efforts to encourage development should be focused in those areas where urban services are available. If a growth policy is not adopted and priority areas not established, the Township faces the problem of a "checker board" pattern of development throughout the Township. By adopting a growth policy and establishing priority areas, the Township can work to fill up the spaces in one area before encouraging development in another. Suggested priority areas for Pittsfield Township are shown on Plate 9. The time period for each priority area should be five years. In other words, within the 1990 plan, there are three five-year plans. Priority area number one includes all areas east of U.S. 23 and along Michigan Avenue that are intended to be urbanized by 1980. This area contains all portions of the Township served by sewer and water facilities. This area is the 1975 to 1980 priority area and includes 446 acres of high-density residential, 1,645 acres of �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN __j-~:; 2 B ., --;-' BY '1985 """"""'"' ; \--.i~ 1 BY 1980 1 3A ! L ~~ +2A ' BY 1990 _____. .----· I•, .. ,,1., 111 "' it? ;,,,. ... .r.-_:, 1 + BY 1985 J -~- + + 3B BY 1990 V.ASHTENAW COUtlT'r' ~ETROPOllTAN PLANN ING COMMlS:SIO N PLATE 9 PRIORITY AREAS 1975-1990 . . A. - - - - - - - - - ----i . v ·- �-43medium-density residential, 391 acres of commercial, 90 acres of public and semi-public, and 226 acres of industrial. Priority area number two is in two separate parts of the Township. Area 2A includes all areas intended to be urbanized by 1985 and would be served by se~er and water facilities from the Ypsilanti Township system. Area 2B includes the northwest corner of the Township. Priority area number three includes the central portion of the Township. This is the 1985 to 1990 priority area. It must be recognized that Pittsfield Township may develop at a faster rate; thus, the 1990 level of development may occur before 1990. The plan is flexible and the 2010 proposals would be initiated sooner. Land Use and the Municipal Airport The Land Use Plan for Pittsfield Township supports continued use of the Ann Arbor Municipal Airport as a general aviation facility. If the airport remains as a general aviation facility, land uses indicated on the plan are realistic. If the Master Plan for the airport concludes that the facility should cease operation as an airport, the land will probably be subject to redevelopment in some combination of uses. An appropriate alternative use of the airport property would include combination of industrial and low-density residential uses. The flatness of the land is well suited to requirements of modern industrial facilities. Industrial uses could be located on the eastern portion of the property along State Road. Low-density residential uses could be developed on the western one-half of the airport property adjacent to other proposed low-density residential areas. As the City of Ann Arbor owns the airport property, there would be a unique opportunity to provide an adequate buffer between residential and industrial areas which could also be used for recreational purposes. If a redevelopment of the airport is proposed, the Township should re-evaluate amounts of industrial land and level of community facilities included in the 1990 plan. If the Master Plan for the airport concludes that the facility should be expanded and level of service increased to accommodate scheduled commercial flights, the Township will oppose such a proposal. Serious consideration would have to be given to the fact that such a proposal would necessitate large expanses of vacant land beneath the approach zones to the airport. Here again, a careful review of the land use proposals included in the 1990 plan would have to be undertaken. Land Use and the Guidance Center Planning around a maximum security institution, such as the proposed Reception Guidance Center and Women's Prison, is �-44- dependent upon the design of the particular facilities and proper buffer areas. Generally, to successfully incorporate such facilities into an area, a large amount of open space should be reserved around the perimeter of the site. The site in Pittsfield Township is not of a sufficient size to provide buffers on the site. Experience has shown that a substantial open space, or physical barrier such as a river, or an expressway, tend to minimize the effect on land uses opposite the prison, and good quality development will occur. U.S. Route 23 provides that type of barrier on the east side of the prison site. The Township should encourage the State of Michigan to acquire the narrow land area that remains between U.S. Route 23 and the prison site. Township Center and Identity The concept of the Township Center is to create a concentration of public and private uses that all together form an "urban center" that is easily identifiable and recognized as the focal point of Pittsfield Township. Such an area needs the following characteristics t0 be successful; (1) There should be a significant number of supporting uses, including semi-public uses such as churches, lodges and the like, a governmental office such as the Town Administrative Center and fire station facilities, as well as a concentration of residential uses. (2) There should be a substantial commercial area. The commercial facilities should include a shopping center, service establishments, a bank and offices. (3) The Township Center should be well served by major streets and highways whi~h provide easy access to this area from all sections of Pittsfield Township and even the surrounding urbanized areas. (4) There should be an adequate and convenient internal circulation system that is not entirely dependent upon the major routes, as well as sufficient offstreet parking facilities within the area. Also, the area would be stronger if public transportation facilities are available. The location recommended for the Township Center is along Michigan Avenue in the vicinity of U.S. Highway 23 and Platt Road. This site offers the greatest potential within the Township for development of a modern compact center. (See Plate 10.) �MORGAN =====::.::.::.-=.-.--_-_-_-_-_-_-_-_-_-_, ,-.--_-_-_-_- ---=. "'T"-_ -_ -_ - r LOW DENSl~Y ~ RE SI DEN Tl Al 1 ROAD ~====:;:::====::;:===:::;;::=====::;:======:::) r-_J 0 I <{ MEDIYM 0 a:: DENSITY I ~7.'.J.-::-¼·.L 3 __ J _J ·. --rRE~IDENTIAL § .. II I ... ELEMENTARY: ·: .... : Q.. . · SCHOOL • · · • ·• . . . ......... . .. ~~THWAY . •• . • ' . ' • WILDLIFE •. · . : . . . , .. ' ·..•.. STUDY AREA · · • ·. _i_:S TE M ·.'Ir~...:.:_[;.:.~-~ : ~ • I ••• ·f.::t . ,... • I •• • · u·. EXIST. . ·,.. ·. SINGLE ';· .':. FAMILY .- ~,• .--· · --, ...· . - - - -~-L...... --. ,--, •,_, .· . --,1:::= - . ~AT~~AYS . • ..,... ~ :{ M N i J: <-' J: V') ::> 0 <{ 0 a:: a:: UJ ~ z UJ a.. a::: <{ u 1 . . HIGH DENSI RESID .. .. . . : FOREST . · ·PRESERVE · .. . . . . . . .. . .. ·. .:. G°a~~i~iL] ~~~~E~ .'. ·/.":: . ·, . . L·_: __;:~~7Jtr::)( /1:/1 1 I AGRICULTURE --7 AGRICULTURE 11 1 11/ I 1/t('' i-_,/1/ - - I/ io/i'L. T J.--" . I\ rI ~ I PUBLIC OPEN SPACE \ ,J --- I _L a:: M N ~ ~ Q.. LOW DENSITY RES I DENT I AL MERRITT PITTSFIELD TOWN CENTER PLATE 10 - -- -- -- - �-46- Within the Township Center, there should be located a variety of governmental and public and semi-public buildings, including the Township Hall which could house all of the Township administrative functions, the new fire station, major police facilities, a library, and even county and state branch offices. Churches and facilities for various quasi-public organizations should also be encouraged. This combination of commercial, governmental and semi-public uses could be referred to as the Pittsfield Plaza area. The proposed Township Center would include lands in a corridor along the north and south side of Michigan Avenue from a point east of Carpenter Road extending westerly to the proposed new interchange of Textile Road and Michigan Avenue. The Center would include a variety of commercial uses including general retail and service oriented establishments. With the anticipated population growth within Pittsfield Township, it is logical that another major shopping facility could be supported. Such a facility containing 200,000 square feet might include what are described as junior department stores, a supermarket, a large home improvement center, and supporting retail and service uses. The Center should also contain recreational and amusement oriented uses which will generate activity in the area after normal store hours and on weekends. Such uses might include a theater and an entertainment arcade. A bank facility would also be highly desirable. In order to stimulate support for commercial and semipublic functions and overall use of the Township Center, medium and high density areas are proposed around the core of the area. The area should be zoned for high-density residential, with densities ranging from 8 to 15 dwelling units per gross acre. No more than 10 percent of the commercially zoned area of a town cen~er area should be used for densities over 15 units per acre. This would allow for high- density high-rise residential structures with the commercial areas. The Center should include adequate facilities to accommodate those persons who will be using the proposed public transportation on Michigan Avenue. There should be several transit stations along Michigan Avenue within the Center where riders can wait for buses. These stations need not be more than attractive and well lighted shelters that offer a reasonable degree of comfort to waiting passengers. �-47- In order for the Center to be a success, it will have to be accessible and convenient for pedestrians. Wherever possible, vehicular and pedestrian traffic routes should be separated. Keeping the points of conflict between these two types of traffic at a minimum will enhance movement of both. This could be accomplished by establishing pedestrian walkways under roads at key locations from various residential areas into the center of the commercial area. Concentrating parking for the Center in strategic locations will allow persons to move conveniently within the Center, rather than driving from store to store or point to point within the Center. The Ellsworth-State Road Subcenter One present identity area in Pittsfield Township is the use at the intersection of Ellsworth and State Road, primarily centering upon the Township Administrative Building. Existing and proposed commercial uses in this area, Research Park, and the Township fire station and park site provide an excellent nucleus for what should be a strong subcenter for the Township. The plan proposes that the present Township property be retained as a fire station, park and possible public works headquarters. The Ann Arbor airport and existing and proposed industrial uses along State Road to Morgan Road would also contribute to the strength of this subcenter. Consideration should be given to development of a Pittsfield Industrial Park in areas on the east side of State Road between Morgan Road and Ellsworth Road. This tract of land is contiguous to the Ann Arbor railroad tracks and contains nearly 200 acres of undeveloped land. Appearance of the area could be improved by a larger setback of industrial buildings along State Road, proper landscaping, screened storage and loading and other amenities. A loop road system could be developed from State Road on the north extending east and south to Morgan Road. A similar industrial loop could be developed on the west side of State Road. An extension of Industrial Drive from Ellsworth south to Morgan is also proposed. Carpenter Road-Ellsworth Road Subcenter A second subcenter is proposed at the intersection of Carpenter Road and Ellsworth Road. This subcenter would �-48incorporate the existing shopping center, Montibeller Park, and the proposed fire station. New commercial uses and high-density residential developments could create a major center in this general location. An elderly housing highrise structure is now under consideration at the north end of the shopping center. The Ann Arbor Transit Authority has located their facilities in on the west side of Carpenter Road, which contributes to the concept of a sub-center. Another method of increasing residential densities within the sub-center, without increasing the overall holding capacity of the Township, would be to use the procedure of transfer of development rights. Thus, for example, a developer of land within the sub-center could obtain properties on the south side of Morgan Road and east of the proposed Stone School Road. The developer could set these areas aside for the proposed open space and school and take the density from this area and transfer it to the Ellsworth Road site. At the same time, the developer might dedicate the right-of-way for the extension of Stone School Road southerly to Textile Road and Michigan Avenue. This would increase the density over the eight to 15 units per acre. No more than 10 percent of the commercially zoned area of the town sub-center should be used for densities over 15 units per acre. Combination of high-rise residential structures, the existing shopping center with expanded commercial facilities at the intersection, and Montibeller Park should all create a very attractive and exciting sub-center in this location. 2010 Land Use Recommendations General recommendations for land use between 1990 and 2010 include the expansion of industrial uses along the railroad corridor connecting the i~dustrial area along State Road and the industrial area adjacent to the Ford plant in Saline. The commercial area at the intersection of State Road and Michigan Avenue would be enlarged as would the commercial area in the extreme southwest corner of the Township. Provisions for additional high-density residential should be included in considering land use after 1990. Generally, these additional high-density residential areas should be located in close proximity to the Township Center �-49- and the commercial area at State Road and Michigan Avenue. Medium-density residential uses would extend south along the U.S. 23 corridor and along Michigan Avenue. �-51TRANSPORTATION FACILITIES The street and highway net~ork is one of the most critical elements of the physical structure of a community, as residents depend heavily upon a sound street network to provide for efficient use of the area. Lack of sufficient laneage and traffic control leads to congestion and delay, which in turn reduces the viability and desirability of a communit y . With the significant growth anticipated in the Township, a street and highway system should be planned that: (1) is adequate for present needs, (2) would accommodate future requirements of the planning area, and (3) would be a part of the regional highway network. It is important that the system be planned so that rights-of-way are obtained well in advance of area development, and that construction and financing take place in advance of actual needs to avoid undue congestion and inefficiency over a long period of time. In many suburban communities throughout the country, provided street and highway capacity has lagged far behind demand. Experience has shown that the best way to accommodate traffic within a community is to concentrate a majority of the movements on a relatively few direct and strategically well located major thoroughfares. Traffic and circulation within residential areas is then directed to secondary arterials which provide reasonably direct access to major arteri als . The remaining minor streets can then be improved with relatively narrow, less expensive pavements which can be more indirect in alignment - designed only to serve adjoining property. On such a system of major thoroughfares, traffic control is easier, movement is relatively continuous, and the bulk of the traffic is routed to the major thoroughfares. Residential streets, then, are quieter, safer, and more private. Under these conditions, the street system as a whole is less expensive to develop and maintain. Existing Street and Highway Facilities The planning area is served by several major thoroughfares: U.S. Route 23, Carpenter and State Roads, which traverse the Township in a north-south direction; U.S. Route 12, which passes through the Township on a northeast-southwest alignment; and Interstate 94 which traverses the Township in an east-west direction. Parkard and Washtenaw also provide important east-west service in the northeast section. One major problem of the existing thoroughfare system is the lack of improved major streets. The surfaced County �-52- roads are State-Moon, Carpenter, portions of Ellsworth, Textile, Ann Arbor-Saline, Packard Road, Washtenaw, Clark and Golfside. Other problems include physical barriers created by the limited-access characteristics of Interstate 94 and U.S. Route 23 which restrict options for location of future thoroughfares. An equally important problem is lack of grade separations where major thoroughfares intersect railroads. Grade separations and bridges are extremely costly improvements which will have to be considered in the planning program. Traffic Flow Major traffic movements in Pittsfield Township occur on thoroughfares which connect the planning area with commerce and employment centers elsewhere in the region. Interstate 94 and U.S. Routes 12 and 23 are the principal thoroughfares for movement to and from the planning area. Washtenaw and Packard pass through the Township with high volumes of through traffic. The other thoroughfares in the planning area carry much lower traffic volumes and are utilized primarily for movement within the planning area. (See Plate 11.) Ann Arbor-Ypsilanti Urban Area Transportation Study A comprehensive transportation study is currently being prepared for the Ann Arbor-Ypsilanti urban area. All of Pittsfield Township is located within the planning area for this study. The transportation study is, at this writing, still in a very preliminary stage. As information becomes available from this study, it will be incorporated into the Township planning program. SEMCCXi 1990 Transportation Plan \ SEMCOG prepared the highway ·network for the 1990 Transportation Plan in July, 1973. The Plan makes no proposals for any new major thoroughfares in Pittsfield Township. However, some of the existing major thoroughfares are recommended for improvement to a higher level of service roadway. Transportation Plan The Transportation Plan, as an element of the Comprehensive Plan, is concerned with designating locations for major streets and identifying general location of new routes required to serve the future population and development of the planning area. There are a number of major streets, highways, �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ,.." I -½ ,) e:----('· + / + • .i.. "'7 =-'-~=--~ .&. YORI( r wP AVERAGE DAILY TRAFFIC VOLUMES WASHTENAW COUNTY METROPOLI TAN PLANN ING COMMISS ION TRAFFIC VOLUMES 1973 I - - -- - -1· A . v - - - - --1 ..... PLATE 11 �-54and rural roads in existence at the present time that basically provide a sound network for the future. The Comprehensive Plan, then, designates locations where new rights-of-way are required to complete the network, incorporating previous and future plans for the regional highway network. (See Plate 12.) Expressways 'l\vo expressways, Interstate 94 and U.S. Route 23, presently serve the Township. No plans to alter these routes have been included in the Plan. Major Arterials A system of major arterial routes is proposed, using the existing pattern of roads to the greatest extent possible. The major arterials are intended to accommodate a capacity in excess of 10,000 vehicles in 24 hours. This would require increasing the capacity with improvements such as widenings, traffic controls or the like. Rights-of-way should be established in accordance with the Inter-County Highway Commission recommendations. Ellsworth Road. As a major east-west thoroughfare, Ellsworth Road would serve as a major arterial for its entire length through the Township. A realignment across I-94 is essential if this route is to be an arterial. This improvement is a priority item and is necessary to accommodate additional traffic that will be generated by current developments in this area. Textile Road. This road should be an improved arterial for its entire length within the Township. Construction of a separate Textile crossing of U.S. 23 is proposed in the Plan. As such, Textile would funcfion, with Ellsworth, as a major east-west arterial within the developing areas of the Township. Michigan Avenue. Continuing development of Michigan Avenue (U.S. Route 12) emanating from the Detroit area, clearly dictates that the segment through Pittsfield Township will have to be improved. Further, while there are other major arteries that require four major lanes, the design for Michigan Avenue will be for greater volumes of traffic - much of which will be operating at higher speeds due to the through nature of some of the vehicular trips along this route. This indicates the need for such improvements as additional lanes, a median, or turning lanes at intersections. �H ' " !i 120 -.. TRANSPORTATION PLAN i L. __ 1_ .:,---- \l. ~!! t -- PROPOSED EXISTING 0 120 EXPRESSWAY MAJOR ARTERIAL SECONDARY ARTERIAL INTERCHANGE RECOMMENDED RIGHT - OF - WAY WIDTH IN FEET ..... ,-) ,_,, 0 !:l j. w 18 .J Q. 0. l,. ... ,. <( 16 7 t l; GI 0 "' 0 0 .:D g ..,lll "'... 14 "' w z 0 i5 I- C> V, 120 MORGAN -------------Rous DPAtN "'I 0 .J 24 20 "' g :i: 0 N 120 TEXTILE 120 ROAD TEXTILE 0 '\) ll 0 < 0 "' c:::= 25 26 "' w "'z ::, w z :, <( "'u MBRA1' 1l" T 0 "" w Iz w ... 0 "' < ~ u 35 34 ... ...~ ROAD eEMIS _. , r :. il 36 -· ~ 120 f,f I_ _ "" I__ PLATE 12 �-57- Washtenaw Avenue. This major arterial serves a vital function in providing for east-west traffic movements in the corridor between Ann Arbor and Ypsilanti. Only a onemile segment of this route is located within the Township planning area, and the route has already been constructed to four moving lanes. No further improvements of this route are envisioned. Waters-Packard Roads. As with Washtenaw Avenue, only a mile of this route is located within the Township planning area. With the completion of the Eisenhower Parkway, connecting Waters and Packard Roads, this route will provide for major east-west traffic movements north of I-94, again, primarily within the Ann Arbor city limits. Carpenter Road. Carpenter Road carries the heaviest volume of traffic of all major north-south thoroughfares within the Township - with, of course, the exception of U.S. 23. As the Township develops, Carpenter Road will serve as the major north-south route for internal traffic movements within the eastern portion of the Township, therefore, laneage or intersection improvements will be required. Platt Road. At the present time, Platt Road carries relatively low volumes of traffic, is unimproved, and has very little physical development. The potential for this road, however, is quite substantial. It should be an improved arterial for its entire length in the Township and an interchange constructed at I-94. This would accommodate proposed industrial and office-research areas along its eastern side, provide internal north-south travel, and serv e the prison facilities at Bemis Road. Stone School Road. This route would require a new rightof-way in the Major Thoroughfare Plan. The plan proposes that this road be improved to a four-lane major thoroughfare from Packard Road in Ann Arbor south to Michigan Avenue. This proposal includes the extension of Stone School Road from its present terminus at Morgan Road and a new right-of-way to Michigan Avenue - a distance of about 1½ miles. State-Moon Roads. This is one of three highways that has an interchange with I-94 within the Township. The plan proposes that State Road be improved as a major arterial for its entire length through the Township. This will require a realignment at Michigan Avenue into Moon Road which extends south of Michigan Avenue. This route provides a direct connection to Briarwood and to the University. Maple Road. Maple Road should be improved from the Ann Arbor-Saline Road south to Mjchigan Avenue. An increase in laneage may be required toward the end of the planning period. �- 58- Ann Arbor-Saline Road. This route has only a very limited lineal distance through the Township area; however, it does provide the major north-south connection to Saline and Milan. As such, it should be improved as an arterial. Secondary Arterials Secondary arterials are required to collect and distribute traffic within large or intensely developed areas. They are utilized primarily for internal trips within the planning area, as well as carrying local traffic to and from the major arterials. Secondary arterials are intended to usually accommodate two lanes of traffic. Those roads which have been designated as secondary arterials include portions of Morgan, Merritt, Bemis, Munger, Golfside, Warner and Lohr Roads. Bemis extends along the entire south edge of the Township and provides the only link (other than Textile Road) to areas in Ypsilanti Township south of Ford Lake. Morgan Road would be extended to Maple Road and Lohr Road to Bemis. Airport Facilities The Ann Arbor Municipal Airport, situated in the northwest portion of the Township, provides a significant transportation resource for the Township and, in turn, has a direct impact on future development of the planning area. As previously state d, the Comprehensive Plan for Pittsfield Township supports continued use of this facility as a general utility airport. The plan discourages any change in the function of the airport. A need has been established for additional NAVAIDS and resurfacing and realignment of the crosswind runway. Pittsfield Township believes that these improvements will allow for significant increase in operating capacity to meet the needs of a General Utility (Stage One) Airport. The main runwa y should be improved but should not be extended beyond its present 3,500-foot length. Pittsfield Township's opinion is that these improvements will increase the airport's capacity to a point well within the range of demand projected by the study for 1995. Use of this facility for commercially scheduled flights, or for large jet aircraft, would be in direct opposition to the Comprehensive Plan for Pittsfield Township, as stated in the development strategies. Railroad Facilities Pittsfield Township is served presently by two railroads - the Ann Arbor Railroad and a spur line of the Penn Central Railroad. The Comprehensive Plan anticipates increased use of these facilities as large industrial areas as �-59- the central and southwestern portions of the Township begin to develop. The plan recommends that grade separations be constructed wherever a railroad intersects a major arterial, except on the Penn Central line from the Ann Arbor track to Saline, as it accommodates only one train per day. Transit Facilities The Comprehensive Plan proposes that there be fixed schedule bus service connecting major economic centers in the metropolitan area. Specifically, bus routes should be located along Michigan Avenue, State Road, Platt Road and Carpenter Road. The Michigan Avenue route could serve as a segment in a future system linking Saline and Ypsilanti. The Platt Road route could be extended on a regional basis to link Ann Arbor and Milan. The State Road route is essential to provide access to the Briarwood Center. Preliminary alternatives developed thus far in the Ann Arbor-Ypsilanti Urban Area Transportation Study indicate that the only transit facilities being considered for Pittsfield Township are surface route bus services. The most recent alternatives indicate only three thoroughfares in Pittsfield Township have been considered for bus routes: Michigan Avenue, State Road and Platt Road. In all cases, proposed bus routes would provide access to the regional rail facility in Ann Arbor and connections with Ann Arbor Transportation Authority facilities. No mention has been made of any fixed route transit facilities serving Pittsfield Township in the urban area plans. �-61COMMUNITY FACILITIES Community facilities, such as parks, schools, public buildings and utilities, are integral parts of the physical structure of every community. The y have a very definite influence on the community's appearance and livability providing not only essential educational, recreational and other public services, but also essential open spaces arid often serving as focal points for community activities of all kinds. Availability and adequacy of various public facilities are definite measures of the quality and desirability of a community. Because much of Pittsfield Township has retained a nonurban character, provision of a full range of community facilities has not been necessary in much of the Township. However, as the community is faced with significant population growth, it will be more difficult to maintain a quality environment with a large population. It is, therefore, essential to prepare long-range plans for such facilities and to begin construction during the years of growth. Parks and Recreation In any community, public, semi-public, private parks, and open spaces serve a threefold purpose: they provide facilities for outdoor recreation, they enable historic and scenic values in the community to be preserved, and they offer the opportunity to preserve natural areas within an urban settlement. The first of these purposes is the most widely accepted, as all types of people of all ages have different recreational demands. The second and third purposes of scenic value and natural preservation are only recently becoming recognized as valid public land use activities. The plan for Pittsfield Township proposes retention of unique habitats: including marshes and mature forests. These lands could logically become part of the park and recreation system. Elements of a Park System Following is a brief discussion of four main types of parks that comprise the modern system, together with recreational areas of special significance. Small Parks. Small parks of two acres or less can be valuable assets in a heavily populated area, such as high density residential areas. Such areas may p r ovide some space for active recreation, but serve mainly an ornamental function. �-62- The number of small ornamental parks should be relatively low, since their value is in their location and appearance rather than in use, and maintenance cost is high. Such parks are often developed and maintained privately. Neighborhood Parks. The neighborhood park is an area for passive and active recreation for all ages. Because these parks serve roughly the same area as the elementary school, they should adjoin and be coordinated with school property. This neighborhood "park-school" should comprise 25 to 50 acres and provide facilities for all season indoor and outdoor education and recreation activities. By using both school building and the park area year-round, better play facilities can be provided for school children and, at the same time, recreational opportunities that are of interest to the entire neighborhood can be offered. Playfields and Community Parks. With increasing interest in competitive games and sports, there is a growing need for playfields where practically the entire area can be utilized intensely for competitive games. Where possible, these should adjoin high school grounds but, in some instances, they can be located in a separate portion of a neighborhood or a large park. Adequate parking and spectator seating must be provided to accommodate active and passive users who may travel considerable distances to these areas. Such athletic fields, fully developed with all types of facilities, should occupy 20 to 40 acres. Large Parks. In addition to the three types of facilities mentioned above, there is a need for large parks which serve the entire area. These areas are selected normally because of their physical advantages, and occupy 100 acres or more. Locations on rivers are especially desirable as are areas containing rugged topography and heavily wooded sections. Although some large parks might\be improved with public golf courses and other facilities for active recreation, the major part of the area should be maintained in its natural state to afford opportunities for picnicking, walking, riding, boating and various types of passive recreation. Natural Habitats. Significant wetlands, wildlife habitats, breeding areas, migratory wildlife areas, areas necessary to protect above sites from encroachment, marshes, wooded areas, and other undeveloped natural areas deemed irreplaceable if destroyed or devoted to intense use should be identified in the plan and preserved. Other Park Possibilities. There are several important types of recreational areas in addition to those described above. Among these are parkways where vehicular traffic is �-63usually restricted to passenger vehicles, and which afford access to some feature of exceptional scenic merit. The Outdoor Recreation Resources Review Commission (the Laurance Rockefeller Committee), in its report to the President dated July 31, 1962, reported that pleasure driving was the most popular of all recreational activities. Other activities that rated high in the report were overnight camping, hiking and the like. These activities should be provided in large outlying forest preserves and other larger facilities. They are usually the responsibility of state or county agencies, rather than by municipalities. Parks may also be established to protect important drainage courses from building encroachment and to preserve wooded or rugged areas as belts of permanent open space. These park strips provide haven for wildlife, require only minimum maintenance, and offer a pleasant contrast in the urban scene. Area Standards Accepted minimum park standards call for one acre of park land for each 100 persons on an areawide basis. Approximately one-half of this should consist of local or neighborhood parks with the remainder in large parks. Other "rules of thumb" call for the 10 percent of suburban area to be set aside for parks or open space. To this requirement, there is frequently added an additional one acre of park in outlying areas for each 100 persons. These areas should be selected for their scenic value and require less intensive development than the usual urban park. Existing Facilities At present, there are two publicly owned and operated recreation facilities within the Township. l\1ontibeller Park on Ellsworth Road has recently been improved and the park immediately adjacent to the Township Hall has improvements and is extensively used. Based upon the maximum densities recommended for each residential component, dwelling unit and population equivalents were calculated. These population equivalents were used to develop community facility equivalents for each subcomponent. Park land requirements (PLR) and school classroom equivalents (SCE) were computed for each component within the entire planning area. These equivalents are summarized in Table 1. �-64Park Plans The park land requirement for each component was based upon an estimated need of one acre of park for each 100 persons of population. A desirable ratio for distribution of total acreage would be approximately 50 percent of this requirement to be met in large park facilities, with the remaining 50 percent in nei g hborhood park facilities. Wherever possible, neighborhood park facilities would be accommodated in adjacent large parks or in combined school-park facilities. In many places, it would be necessary to combine park requirements since the area required is not large enough to support the necessary range of recreation activities. The pattern also may be modified since natural and ma n -made barriers such as streams and highways may .affect the service areas. (See Plate 13.) Although the accepted standard for park land is one acre for each 100 persons of population, the plan proposes enough park and open space land to increase that ratio to 2.8 acres per 100 persons in Pittsfield Township. Reasons for including this large amount of open space are directly related to the number and quality of prime natural areas in Pittsfield Towns hip. All open space areas designated on the plan were identified as va luable natural areas during the ecological evaluation of the Township. All of these open space areas should be cons e rved. Communities do not terminate their efforts to protect or acquire unique natural areas just because the national standard of open space related to population has been achieved. If the location is a valuable natural area, the Township should endeavor to conserve it. Once these natural areas are gone, they are not likely to be recreated ever again in Pittsfield Township. It is emphasized all proposals for open space must either be purchased for public use or maintained as a part of a private development. \ Specific recommendations for park and recreation facilities are: Northeast Urban Residential Area (north of I-94; east of U.S. 23). The major open space proposed in this area would be located north of Ellsworth Road along a tributary of Paint Creek. This area of approximately 130 acres includes Montibeller Park. Proposed parks and open space in these components total slightly over 150 acres. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... 17:\ -.:::,;J Q v· ANN ARBOR .,c• PUBLIC SCHOOL DISTRICT t .J MILAN AREA SCHOOL DISTRICT ... U iSTING ~ @ r~ 1N1 fi,,.·,;ta . ,_0,0UO PARKS AND OPEN SPACE ~ ELEMENTARY SCHOOL @ INTERMEDIATE HIGH SCHOOL t. -,: 1 ::;-.1 SENIOR HIGH SCHOOL t:-.-:s,:,:..J TOWNSHIP CENTER f,:-,,c .,.J FIRE STATION k:,,,.:-:,·j OTHER PUBLIC USE !.:-·:: ...,1 ~[VI$.,:)!, r:.c.·r WASHTENAW METROPOI.ITAN COUNTY PLANNING COM~ S'i1ot1 COMMUNITY FACILITIES PLAN PLATE 13 �-66Southeast Urban Residential Area (south of I-94; east of U.S. 23). The major open space in this area is the existing commercial golf course between Crane and Munger Roads. A community facility could be about 60 acres in size and could be developed for complementary recreation uses. Three neighborhood parks of 10 acres each are also proposed. Proposed parks and open space in these components total 90 acres. South Central Urban Residential Area (south of I-94; between U.S. 23 and the Ann Arbor Municipal Airport). Because considerable new urban growth is planned for these components, a number of park and open space sites are proposed in this area. Prime natural areas occur along Thomas Road and three sites, totaling 350 acres, are proposed as natural preserves. Another large natural area is proposed along Ellsworth Road; approximately 135 acres of this area is located in Pittsfield Township, with an equal acreage being located in Ann Arbor. The Ann Arbor landfill will be converted to a recreational area as per existing agreements. Smaller areas of natural significance are located west of Stone School Road and Morton Road, and south of Textile Road. These areas would also serve as local parks. Two neighborhood parks of 10 acres each are proposed to serve the residential areas along Platt Road. The proposed parks and open space in these components total approximately 725 acres. Northwest Urban Residential Area (south of I-94: west of Lohr Road). Two neighborhood parks are proposed for this relatively small residential area and would be located as part of park-school sites. The proposed parks in these components total 20 acres. Non-Urban Residential Area (generally west of State and south of Textile Road)o Because only limited residential development is proposed for these components, no intensive recreation facilities are proposed. Ho~ever, this broad band of non-urban development contains some of the most valuable natural assets in the Township; the plan proposes retention of substantial areas as permanent open space. The total of 1,370 acres includes wetland habitats with streams, ponds and marshes; mature oak-hickory for e st areas and upland brush; and a variety of wildlife habitats. The largest proposed natural areas are south of U.S. 12 along Fosdick Road and south of Merritt Roa~. These are the areas least disturbed by ·urban development or agricultural activities. �-67Public Schools The location, size and adaptability of school sites are major concerns in the planning program. Long-range planning can substantially benefit a school system by improving relationships between the schools and the community and by identifying adequate sites before development occurs. Principles and Standards Enrollment of elementary schools may vary within a range of 400 and 600 pupils. The elementary school site should contain a minimum of ten acres plus five acres for a park. In a fully developed residential area, this would serve an area with a radius of one-quarter to one-half mile. A central location enables the school playground to be used during the summer as well as during the school year as a part of a community-wide, organized recreational program. Junior high, intermediate or middle schools should serve an area within a radius of approximately one mile with a maximum size of 800 pupils. A site of 25 to 30 acres, plus five acres for a park, should be provided. Senior high schools should have a site of 40 to 45 acres plus five acres for a park. A maximum enrollment of 1,250 is the present criteria. The necessity for large sites results from current trends for more playfield area, spacious one-story building arrangements, and more parking space. Accessibility of high school sites is an important location factor, particularly if a large area is to be served. The large, modern high school is a major traffic generator with a daily influx of buses and numerous student and faculty automobiles, and with periodic largescale attendance at sporting events and other community activities. Secondary school sites require even more acreage than elementary schools for the building and to insure that the site provides for the educational requirements of the students. Not only are secondary buildings larger than elementary facilities, but spaces provided for parking and play areas are necessarily larger because of the larger faculties, the greater number of visitors to the campus, because high school students drive cars to school which necessitates more parking: and because spaces devoted to team sports must be larger in area because of the nature of the activities and the sizes of the groups involved. �-68During recent decades, more and more school districts have collaborated with city and/or township groups to acquire additional land for a school park to be situated adjacent to the school site. If about five acres are made available for the park on each school site, this area can be used by the public after school, during weekends, and during vacation periods for recreational purposes. Facilities for picnicking and for games can serve adults and children alike. Schoolpark sites not only enhance the quality of living for residents but they help to pay for themselves in the increased value they add to homes in the surrounding areas. The school-park combination with shared facilities can effectuate a mutual gain for both the school and community and is the more traditional example of positive program use of ~djacent open space. Measurable mutual gains are reduced land costs, shared maintenance costs, and reduction of required land areas because of shared open space. The more critical gain for the school is the ability to expand sometime even beyond foreseeable predictions. Joint long range school-park planning considerations should allow for this flexibility without pre-empting basic park area demands. Existing Facilities Schools serving Pittsfield Township are divided into three school districts: Ann Arbor Area Schools in most of the northern half of the Township; Saline Area Schools in the southwest portion of the Township; and Milan School District in Sections 35 and 36 of the Township's extreme southeast corner. Ann Arbor Area Schools operate five elementary schools, two intermediate schools and two high schools which serve students from Pittsfield Township. Only one of these schools, Carpenter Elementary, is located within\Pitts f ield Township. With one exception, these schools have all been constructed since 1953 and, consequently, the quality of these facilities is quite good. Slauson School, which was constructed in 1937, was partially renovated in 1973. Saline Area Schools operate two elementary schools each serving grades K-3; one elementary school which serves grades 4-5; one middle school; and one high school which accommodates students froni Pittsfield Township. None of the schools in the Saline system are located within Pittsfield Township. With the exception of Union Elementary School, all of the schools in the district were constructed after 1954. Union Elementary School was constructed in 1930 and remodeled completely in 1971. �-69All of the schools in the Milan district are located in Milan and York Township. A small number of students from Pittsfield Township attend schools in the Milan District. Enrollment Trends With the exception of Huron High School, enrollments at all of Ann Arbor schools serving Pittsfield Township have either decreased or remained relatively unchanged for the last five years. (See Table 2.) Carpenter and Lawton Elementary Schools and Pioneer High School have experienced very slight increases in enrollment since 1969. The Slauson School and Clinton Elementary School have experienced noticeable declines since 1970 because of the construction of new schools which have affected the attendance areas of these schools. The addition of a sixth grade at Carpenter will cause an immediate increase at this facility. As in the Ann Arbor District, the schools in the Saline and Milan Districts have not experienced a great increase in enrollments since 1965. (See Table 3.) While none of the Saline Schools has experienced enrollment declines, enrollment increases have been relatively small. A greater part of the residential growth and resultant school needs will occur in the Ann Arbor District, as portrayed by the land use plan. Public School Plan Although there have been no rapid changes in enrollment patterns within Pittsfield Township, projected residential development indicates that the Township will be faced with greater demands in the future. Therefore, it is essential that long-range needs be identified as a basis for general planning and more detailed school planning programs. Community facility equivalents include projections for school classrooms for each residential component in the Township. Assuming that 25 percent of the total population will be of school age (K-12), the total student population was then divided by 25, at a ratio of 25 students per room, to produce the number of classrooms required. Thus, in a residential component, there might be an estimated 150 students. Dividing this by 25 would indicate the need for six classrooms. Thus, the SCE (school classroom equivalent) for the residential component would be six. The future estimated actual population of 39,000 would produce a total enrollment of 9,750, with a ratio of 50 percent �-70Table 2 ENROLLMENT TRENDS FOR ANN ARBOR AREA SCHOOLS SERVING PITTSFIELD TOWNSHIP 1969 - 1973 Schools Bryant Carpenter Clinton · Lawton Mitchell Scarlett Intermediate Slauson Intermediate Huron High School Pioneer High School 1969 1970 -- 1971 -- 534 358 444 571 1,062 1,209 555 449 492 542 1,192 1,176 1,537 2,310 1,632 2,330 505 567 479 499 1,081 1,055 1972 302 518 340 494 429 914 690 1973 447 564 266 459 384 922 653 1,814 2,453 2,264 2,562 2,370 2,548 Table 3 ENROLLMENT TRENDS FOR SALINE AREA SCHOOLS 1969 - 1973 Schools 1969 - Houghton (K-6)* 804 Jensen Union Middle School 1970 - 1971 1972 - 1973 (K-6)* 882 (K-4)* 625 (K-3)* 517 (K-3)* 526 (K-6)* 633 (K-6)* 665 (K-4)* 550 (K-3)* 446 (K-3)* 451 (7-8) * 366 (7-8)* \ 389 (5)* 252 (4-5)* 514 ( 4-5) * 517 (6-8)* 664 (6-8)* 742 (6-8)* 772 (9-12)* 702 Saline High School (9-12) * 730 816 *Grades served. Note: Source: All enrollments are September enrollments. Saline Area Schools. 828 864 �-71- in K-6; 22 perc~nt in 7-8; and 28 percent in 9-12. This converts into need f'or a total of 390 classrooms based upon 25 students per classroom. There would be a need, then, for 195 K-6 classrooms (4,875 students), 86 intermediate classrooms (2,145 students in grades 7-8) , and 109 high school classrooms (2,730 students in grades 9-12). The 195 elementary school cla....,sro~ms wou l d 11Jean 28 1111i ts of K-6. Assuming that each sch o c, l w j_ 1 1 accommuda te fou1· uni ts of K-6 (i.e. four kindergarte n classrooms > four first grade classrooms, etc.), the maximum enrollment at such an elementary school would be 700 students. Thus, the long-range need would be for seven elementary schools) each with four units of K-6 or 28 primary rooms in e&ch school. The double use of kindergarten roo:ms would reduce this total by 14. This would serve a future total K-6 population of 4,900 (700 times 7). The intermediate school classroom equivalent of 86 would probably best be served by 20 units of grades 7 and 8 in each school. Thus, each school would have a total of about 40 classrooms to serve the 25 units of grades 7 and 8. On this basis, there would then be two intermediate schools - one with 44 classrooms and one with 42 classrooms. The total intermediate enrollment and capacity would be 2,150. The 109 high school classroom equivalent would produce a total senior high school enrollment of 2,725 which could be provided in a single school. Long-range site requirements for publjc schools are significant. Assuming the need for seven elementary schools, two intermediate schools and one senior high school (a total of 10 schools), each school should Lave a basic site of five acres, plus one acre per 100 students of enrollment. Thus, there would be a need for 35 acres of basic site, plus 100 (97.5) acres on the basis of one acre per 100 students. Thus, the total school site needs to serve the estimated population would be a minimum of 135 acres. Recommended sites for fut11re schools are all located within or adjacent to the proposed area of urban development and, with the exception of an elementary school at Saline, are located within the Ann Arbor area schools' service area. ( See Plate 13.) The Vaca tional School on Textile Road would serve as an elementary school in the future. Develo~ers of l a rge projects sh~uld consider the dedication of school sit e s to the respective school districts; however, the district involved should be given the opportunity to study its suitability in terms of location, accessibility, safety and environmental qualities. �-72Three elementary schools would serve the future urbanized area bounded by I-94, U.S. 23, State Road and Textile Road. Two elementary schools are proposed for the area east of U.S. 23, one to the north on Ellsworth and one south near Textile Road. The sixth school would serve the area northwest of the Airport, with a site near the Ann Arbor-Saline Road. One intermediate school is proposed east of U.S. 23, just north of Textile Road. The second school would be located on Stone School Road. A recommended location for the Senior High School is in the vicinity of Morgan and Thomas Roads. The future senior high school should be south of 95 and west of Platt Road. Also, it should be east of State Road and north of Michigan. Any location within this general area would be the most appropriate. Public Buildings The quality of a site for a public building and its location in relation to other physical elements of the community should be properly inte 6 rated with the Comprehensive Plan. The usefulness of a public building is measured through the quality of its design and construction, and the accessibility of its location. Each public building serves a certain population in a community. While public schools are usually distributed to serve local neighborhoods, such buildings as the town hall, post office and the public library function as community-wide services and, therefore, should be located within the community center. The police and fire departments should be located within equal time and distance to all developed areas of the community. Since public buildings involve considerable public investments, their construction and location should allow for necessary future expansion, and locations should be selected in regard to population distribution, land use, transportation fa~ilities and similar planning factors. Many communities find it advantageous to group public buildings in a central arrangement. This provides public convenience, easy contact between government officials and, in addition, a harmonious composition of buildings. Such a center may then become a symbol of civic interest and cultural attainment of the citizens of a community. Existing Facilities The major local public building in Pittsfield Township is the Township Hall, containing the Township offices and the fire station. The building is located on a large tract of �-73- land which also accommodates a seven-acre publ 1 ~ pa:.: l~. The building is in good condition and adequate parking space is available. The main problem with the building is that there is insufficient space available for the storage of the fire department equipment. This problem will be remedied upon the completion of the new fire station located on Michigan Avenue west of Platt Road. The plan recommends establishment of a Tow11ship Center at the intersection of Michigan Avenue and Platt Road. (See Plate 13.) Although not in the geographic center of the Township, this site has access to all parts of the corrununity and offers adequate area to centralize most municipal functions. The present municipal site at State and Ellsworth Road should be retained as a fire station location to serve the north and western portions of the Township and, particularly, the proposed industrial areas nearby. This site would also be suitable for a Township public works garage. In addition to the new fire station at the Township Center , a site for a fire station is recommended near the intersection of Ellsworth and Carpenter Roads. This location would provide better fire protection in the eastern portion of the Township. Sewer and Water Facilities Availability of potable water and collection and treatment of sewage is essential to the health, safety and welfare of all citizens of the community. In many communities, a practice for the sake of economy has been to construct segments of utility lines only large enough to serve separate isolated growth areas. Eventually, a sufficient amount of development occurs to place demands on the system that cannot be met. To provide for these conditions, it is necessary to evaluate present facilities and numerically project growth and services required in 15 to 20 years. In many cases relating to underground utilities, a planning period of as long as 40 years is considered desirable to obtain full monetary value from the cost to construct such facilities. The key to implementing a sound program for the provision of water and sewer facilities is the guidance of development through a land use plan and accompanying regulations to direct growth to areas where adequate services can be provided and at densities which will not exceed the capacities of each system. While some differences can be expected regarding any plan or regulation, need for an overall guide to future development is very important to utility planning if the most beneficial and economical systems are to be constructed . �-74Absence of such planning produces inefficiency in utility development or unnecessary oversizing to provide for the most extreme conditions that could occur where no controls exist. A new system or area of service would not be developed until existing systems are nearing financial stability. Water Facilities The area in Pittsfield Township that is served by a public water system is located north of Interstate 94 and east of U.S. Route 23. Water for this area is provided by Ypsilanti Township as Pittsfield Township does not have facilities for drawing or treating water. (See Plate 140) Construction of new water facilities south of Interstate 94 is in progress and will be completed in 1975. The water distribution system shown on Plate 14 proposes that there should be two separate water systems serving the Township by 1990. Priority areas 1, 2A and 3B, which contain all areas of the Township that have water service, are to continue as extensions - of the Ypsilanti Township system. Priority areas 2B and 3A are proposed to receive water service from the City of Ann Arbor" Water supply for areas 3 and 2B could be provided by the Ypsilanti water service. The rationale for having two water systems is based on the sanitary sewer system shown on Plate 15. The proposed sanitary sewer system indicates the Township area presently served by the City of Ann Arbor, and that portion of the Township which, because of natural drainage pattern, should be served by the Ann Arbor system. Priority areas 2B and 3A are within the proposed Ann Arbor service area shown on Plate 15. The plan recommends that, since priority areas 2B and 3A should be served by the Ann Arbor sanitary sewer system, then those areas should also receive water service from the City of Ann Arbor. 'There should not be any overlapping of service areas where expensive improvements such as E4:'wer and water facilities are concerned. Extension of water se1~vice to the pr-opostd industrial and commercial areas will influence their rate of development. Detailed review of water service requirements, potential users and volumes expected on a priority area basis should be made so that proper extensions of utilities can be programmed during the planning period. Sanitary Sewer Facilities A complete sanitary sewer system is necessary in the urban areas of a community in order to avoid ha~ards to public �,.,.,.,.,_,..,,,..,,..,.,,,.,J..~ ' I I Cf-lAR TER TOWNSHIP OF P11·r )f IELD, MI CH IGA ' ,. "'r.l·. ••f ,- 1 • ' Il t J. •in , lai"' ~.._, ' '' lO" 12" f I1 WATER DISTRIBUTION SYSTEM I L L -16" !f'. ■ E G E N D WATER MAIN ANN ARBOR WATER MAIN METER VAULT PROPOSED D NOTE , WATER MAINS ARE 6" UNLESS OTHERWISE NOTED. 16" ...... ~ ' POTENTIAL ANN ARBOR WATER SYSTEM SERVICE AREA YPSILANTI TOWNSHIP WATER SYSTEM SERVICE AREA 16" BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY, INC. 3 HARLAND BARTHOLOMEW AND ASSOCIATES PLANN ING EN GI NEERIN G LANDSC APE AR CH ITECTURE UR&AN l!ENE WAl NORTHIR OO K ILllNOIS PLATE 14 �CHARTER TOWNSHIP SANITARY SEWER SYSTEM L E G E N D PROPOSED SANITARY SEWER F.M, SANITARY TRUNK SEWER FORCE MAIN LIFT STATION ANN ARBOR SERVICE AREA . e:. ll'OTENTIAll ••• .... AVAILABLE CONNECTIONS TO THE ANN ARBOR SYSTEM -- ~ NOTE I SANITARY SEWERS ARE 8" UNLESS OTHERWISE NOTED. DRAINAGE DIVIDES YPSll,ANTI SERVICE AREAS BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY , INC. dB ( A{ \/JI HARLAND BARTHOLOMEW AND ASSO CI ATES ANNING ENGINEERING LANOSCAPf ARCHl!ECTURE URBAN llfNEWAl Pl NORTHIROOK llllNOIS PLATE 15 �-79 health and cont mi11atio;1 of groundwater .supplies. The areas of the TowDship which are served by sanitary sewer facilities correspond with those areas which are . served by water facilities. (See Plate 15.) Water for the eastern portion of the Township is provided by Ypsilauti Township, and sewer service is provided by the City of Ann A::.·bor and Ypsilanti Township. The Ypsilanti Township i..,erv:i ce area within Pittsfield Township is being expanded v: ith construction of sanitary sewer facilities along Michigan Avenue from Munger Road to just west of Platt Road. This extension of the system will be completed in 1975. The sanitary sewer system shown on Plate 15 indicates that the Township should continue to be serviced by two separate sev:er systems from the City of An ;·1 Arbor and Ypsilanti Township. The proposed Ann Arbor service area shown on Plate 15 includes generally that portion of the Township which, because of the natural drainage pattern, drains to the north. Thus, logically, this area should be served through an extension of the Ann Arbor system. An alternate would be to direct these sewers to the Stoney Creek Basin by lift stations. The proposed Ann Arbor service area corresponds to priority areas 2B and 3A. Priority areas 1, 2A and 3B, except for the existing Ann Arbor service area, are to be served by the Ypsilanti Township system. As a basic Township policy, one sewer service area should be nearing financial stability before the Township starts another major service area. Priority areas 1 and 2A are the areas in the Township which have or will have sewer service by 1975. In area 2A and that part of area 1 which will be served by the Michigan Avenue extension, the sewer facilities have been designed to accommodate a specific maximum capacity or population equivalent of 36,000 persons. The plan assumes a 1990 population of about 29,000 persons for the areas served by the Michigan Avenue extension, leaving additional capacity for a population equivalent of about 7,000 persons. However, the plan also proposes apptoximately 820 acres of non-residential uses, including commercial and industrial areas, which will need sewer service. Depending upon the types of industrial and commercial facilities that are constructed, that additional capacity for a population equivalent of 7,000 persons could and probably will be utilized for the non-residential areas. Therefore, t~e Township will be careful when considering any temporary extension of services from th& Michigan Avenue system which has a fixed capacity that has been committed to priority areas 1 and 2A. By providing temporary service to areas outside of the Michigan Avenue service area, the Township �-80would be committing itself to a future service area - the facilities for which will have to be constructed as a totally new extension of the Ypsilanti Township system when the Michigan Avenue Service Area approaches its design capacity. Service to the south portions of Pittsfield Township could be provided by the extension of a line along Bemis Road from the Ypsilanti Township system. This line has been proposed, but no definite plans have been prepared. The Bemis Road sewer would have to be on the north side of the Bemis Road right-of-way. Also, the southwest area of the Township should be served by an extension of the Saline water and sanitary sewer system along Michigan Avenue. Storm Drainage Minimal storm drainage facilities exist in the urban areas of the Township. This is not to say that storm drainage facilities are absent since they do occur in small areas, collecting drainage through curb and gutter or piped systems discharging to nearby ditches, creeks and ravines. This practice becomes unsatisfactory as homes are built at greater densities and in closer proximity to each other. Increasing densities not only require more adequate provision of storm drainage, but intensify the volume of runoff from areas previously in crops or grassland. To achieve some control of drainage as the community continues to grow, and particularly in the urbanizing area, the addition of standards similar to the following are suggested: 1. Use standard rainfall criteria so that all segments of a system or several systems are compatible. This is particularly important for development of a subdivision or area located at a lower point in a watershed which will receive runoff from areas at higher elevations. A "design" rainfall is based on the maximum recorded rain in~ certain period of years. For storm drains, ten years is used; for a retention facility, 100 years for a 12-hour duration, and the discharge rate should not exceed that from a maximum runoff rate caused by a ten-year rainfall on the property prior to development. 2. Construct streets with curbs to carry storm water from adjacent properties. An adequate system of this type can handle sizable amounts of storm drainage while eliminating roadside ditches. Care should be exercised to avoid overloading the streets with excessive depth of water by establishing maximum distances at which inlets or catch basins will be placed. �-813. Establish easement widths and character of improvement for major drainage channels or ditches. This will reserve sufficiently wide strips to widen channels (where necessary) and keep buildings far enough away from the channels. Channel improvements will be minimized so as to maintain their natural character and that man-made improvements should supplement and not dominate natural drainage. 4o Develop standard design criteria such as minimum street grades for drainage, minimum and maximum pipe sizes for storm sewers, material to be submitted for review of the plans, maximum velocities permitted in ditches (with and without channel lining) and similar criteria to aid in the coordination of projects and development of neighborhoods with adequate storm drainage systems. 5. Define areas along streams subject to flooding and establish restrictions for building in these areas. Regulate development within and adjacent to natural storage and recharge areas. The foregoing criteria applies to both individual small locations as well as overall drainage conditions in the Town~ ship as a whole. For most efficient drainage of a relatively flat area, such as that existing in much of Pittsfield Township, it is important to have standards for both streets and off-street drainage that occurs within a subdivision, as well as analysis and development criteria relating to larger channels and waterways that carry the water away from each subdivision. Storm drainage improvements are usually quite expensive, thus it is important that criteria be developed to keep costs as low as possible while also providing standards that can be developed as subdivisions are growing. This will then minimize expenditures at a later date when overall major improvements are being accomplished. As an area changes from one of a generally rural nature to a growing urban area, actions occur that are frequently detrimental to a natural stream's water quality. These include sediment flowing into streams from construction projects such as highways, roads, subdivisions, shopping centers, etc.; fertilizers, pesticides, grass clippings and street debris (such as sand, salt and rubber granules from tires) as the area builds up; and paper, dirt, rubber granules, salt, oil and similar matter from commercial and industrial areas that have been built. �-82- To prevent streams from becoming polluted from such manmade activities, several steps can be taken. These can include, first of all, utilization of regulations controlling the amount of sediment and other material that will be permitted to flow from a site when it is under construction. Secondly, working with State agencies to regulate how areas may be · plowed and fertilized so as to minimize or eliminate fertilizers or pesticides entering streams due to groundwater or rainfall. Third, to control the urban runoff that includes most of the deleterious items noted above requires a more concentrated effort on the part of the local government. This includes regular street sweeping operations to collect most of the debris that gets flushed down storm sewers and into waterways, controlling deicing chemicals or eliminating them completely by relying on snowplows alone or through the use of storm water detention facilities collecting some of this pollutional load. Storm water detention facilities can be used to trap sediment or other urban debris that is flushed down the storm sewer, or can be used to temporarily hold the first flush of runoff from an urban area for later treatment at the municipal wastewater treatment plant at night when the plant is only lightly used. Various studies have shown that the first flush of rainfall through an urban storm drainage system contains much of the ground debris laying on the street and trapping and treating this material can improve water quality in adjacent streams. An example of some of the overall improvements being considered are those presently under review by the Township in the Pittsfield-Ann Arbor and Swift Run drain areas. Each of these are rather sizable projects and not only require careful scrutiny of the expenditure of funds but also an evaluation of their impact on the development of the Township. With regard to these projects, tl\e following will summarize some of the considerations that should be given to these storm drainage improvements as they affect the growth and development of the Township. 1. The portion of the Swift Run District lying east of U.S. 23 carries a high priority if development is not to be unduly delayed because of lack of adequate drainage. Some development is already occurring there and developers are considering interim systems that may not be suitable in the long run and.are expensive in the short run. The southern portion of the Swift Run District appears to have a lower priority inasmuch as development in that area will probably be delayed until public water and sanitary sewer services are extended to it. This latter point emphasizes the importance �-83of coordinating the development of all utilities with the Comprehensive Plan. It is of little value to provide adequate water service while disregarding or delaying sanitary sewers and drainage and, likewise, of little value to provide adequate drainage while being deficient in these other services. The interrelationship of drainage and sanitary sewer services is further discussed in this section under the heading "Groundwater". Inasmuch as a sizable portion of the Swift Run Drain Study Area is outside of Pittsfield Township, it is important that priority scheduling of expenditures and improvements be carefully evaluated. This has been discussed in a memorandum prepared by the Township Engineer dated May 29, 1975. This memorandum emphasizes the importance of scheduling improvements during time periods commensurate with expected development of the Township as programmed by the Comprehensive Plan. 2. The proposed Pittsfield-Ann Arbor Drainage District can provide valuable drainage improvements; however, a sizable acreage of the Pittsfield Township portion is in an area which may be annexed to the City of Ann Arbor (north of I-94 in the Main Road corridor). The possibility of such an annexation may affect the priority of this project, as well as a commitment of funds by the Township. Three sub-areas in this Drainage District are worthy of consideration. These are: a. The area southwest of I-94. This area requires public water and sanitary sewer services, thus the assignment of a priority to storm drainage facilities for this area should be cooridnated with the extension of water and sanitary sewer lines to it. b. The area between Ellsworth Road and I-94, west of State Road. This area is proposed for industrial and commercial use and apparently has minor drainage problems due to sand and gravel deposits beneath the surface. However, the development of this area for industrial and commercial uses may pave over an important sand-gravel aquifer and affect the groundwater conditions in the Township. This is described more fully in the section under "Groundwater". c. The area soutb of Ellsworth Road east of State Road. This also is an area that will require public water and sanitary sewer services as well as drainage improvements, thus again a priority scheduling of all utility services is paramount. �-84Coordination of street improvements with storm drainage facilities is vital when using the street system for drainage purposes. Such coordination can improve drainage and minimize pipe costs and can avoid having one facility block the functioning of ano ther. Bridges and culverts which may be adequate for street needs, may not be hydraulically adequate to carry the drainage. Conversely, a hydraulically satisfactory channel could block the extension of a needed street. (See Plate 16.) While standards noted heretofore can solve or eliminate many storm drainage problems, an additional method of retarding flow from areas is suggested. In view of the relative flatness of some areas, draining through other areas of pronounced topographic change, it may be desirable to develop a series of detention basins to store water during periods of extreme rainfall. These would primarily be necessary in the areas used for multiple or industrial such as the industrial area on Platt Road. Such storage has a number of advantages: 1. The flow downstream is reduced to a volume commensurate with the capacity of the natural waterways. Inasmuch as these natural waterways developed on the basis of forest or agricultural runoff, their capacity is not adequate to take intense urban developm ~nt. 2. Reducing the flow downstream permits bridges, culverts and pipes to be smaller in size, providing an appreciable saving in the cost of these facilities. 3. While land for the detention basins must be purchased, graded and maintained, they can provide very worthwhile recreational benefits in the form of ponds or grassy areas. \ The natural drainage s ystem as shown on Plate 16 and the parks and open spaces in the Community Facilities Plan on Plate 13 are contiguous in most places. The natural waterways, marshes, and water areas should all be included in the open space system. Ground water Most water supply wells in Pittsfield Township tap aquifers in unconsolidated deposits. Yields of different wells may be highly variable due to the irregularity of glacial deposits. Groundwater exploration and experience with individual �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... _. ,,. -- - -----. '·) \ . . ~ ,' . J ,....__ t .. j -l I ;-· . . '--., ' ,. -~· • •:-., ,. ,.•• ' -,...-=;:- ' • II _, . , t I I /L-, : (· i .( J I ~ , - ~~-·J STORM DRAINAGE AND SURFACE WATER - C:3 - STREAMS AND LAKES MARSHES MAJOR DRAINAGE DIVIDES SUB- DRAINAGE AREA DIVIDES PLATE 16 �• -86wells in different parts of the Township have yielded some general information on the location of aquifers in unconsolidated sediments in Pittsfield Township. Little detailed information is available about the location or recharge of aquifers in the Washtenaw County area. All fresh water in aquifers comes ultimately from precipitation. Direct local recharge is most important where the glacial drift is relatively thin and permeable. Since groundwater moves within an aquifer and, to some extent, even between aquifers, important areas of recharge do not necessarily overlie the aquifer near the point of water withdrawal. This may be especially true where groundwater travels in permeable fills of bedrock channels. Aquifer recharge in Pittsfield Township is probably important throughout the area since most wells are shallow and do not penetrate bedrock or bedrock channels. In the western part of the Township, the productivity of the Steere Farm Aquifer may depend, to a large extent, on the degree of open space remaining in the general area. All precipation falling in an area eventually winds up as surface runoff, groundwater, evaporation, or is exported artifically. Storage of precipitation water occurs for varying lengths of time in aquifers; in surface ponds, marshes, or retention basins; and within the vegetation. The longer surface water is stored over permeable surfaces, the greater is the opportunity for it to recharge groundwater aquifers. Because of the storage of water, especially in aquifers, supplies of fresh water are available during periods of low precipitation. Wells tap this source, but aquifers may also discharge to surface streams so that during dry months, surface water resources are sometimes sustained by the release of stored groundwater. \ Most of the development related to urbanization has the effect of reducing the quantity of water stored in aquifers especially the more superficial aquifers of unconsolidated deposits. Construction of buildings, roads and parking lots replace permeable natural surfaces with surfaces which do not absorb water and which speed the rate of runoff. Natural retention basins such as puddles, marshes, bogs, etc., are usually eliminated. Stream channels are often enlarged, straightened, · or replaced by drains in order to more rapidly remove the excess runoff. The decreas e in surface area available for absorption of runoff and the decrease in contact time of runoff with remaining permeable surfaces result in decreased recharge of aquifers. �-87At the same time that the recharge of aquifers is decreasing due to urbanization, withdrawal of groundwater is increasing through the use of wells to serve residential a~d industrial needs. Unless groundwater is inflowing rapidly from another region, an area where recharge is continually reduced while withdrawal is continually increased, will eventually experience a shortage of groundwater. This would mean decreased base flow in rivers during dry periods, a lowered water table, and probably shortages of available water in at least some wells. According to Kunkle's dissertation work, the Upper Huron River Basin as a whole, is expected to experience widespread declines in the water table by the year 2010. The northeast sector of Pittsfield Township had already experienced declines in 1960, and other localized declines in areas of high groundwater withdrawal can be expected well prior to 2010. Several techniques for retaining surface runoff and enhancing recharge are compatible with urban development. Detention basins can be constructed with a capacity sufficient to store the runoff from impermeable surfaces for a storm of a given magnitude. This water then has an opportunity to soak into the ground and is not lost from the area. Permeable paving surfaces are available that could be used instead of asphalt in some areas. Densities of dwelling units can be controlled and detention basin requirements applied to all installations with impermeable surfaces or to cases where coverage exceeds a given limit. The use of collected rainwater for many domestic and agricultural purposes also should be considered. The preceding sections outline the importance of considering storm drainage, groundwater, and recharge of aquifers. Each of these, together with provision of water and sewer facilities, must be carefully programmed with the comprehensive development of the Township as well as a careful scheduling of priorities to most efficiently utilize available funds or those that can be provided through State and Federal sources. The interrelationship of these utilities emphasizes the value of both comprehensive planning and the coordination between municipalities and governmental units that must share in the development and the costs of these items. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. 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Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan_1975 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1975-10 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by Harland Bartholomew and Associates in October 1975. Subject The topic of the resource Comprehensive plan publications Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ad6a921c5d5143c981bff683e62d7df2.pdf d2bbb0c749aa7471ee448166c8aa3d4d PDF Text Text - Harley Ellington Pierce Yee Associates, Inc. Archttecture Engineering Planning Interiors DOWNTOWN DEVELOPMENT AUTHORITY DOWNTOWN ROYAL OAK MASTER PLAN A VISION AND STRATEGIC PLAN FOR THE FUTURE January 1994 Prepared for: The Royal Oak Downtown Development Authority Royal Oak, Michigan �I Harley Ellington Pierce Yee Associates, Inc. Archrtecture Engineering Planning Interiors t t- ~~ J,J Ff ~.. c p X ,1 W 1 -4 I.. rr 11 C, lW P. I t: ttif < ~.11 r !tl{iclfigan 1c.Ctuo DOWNTOWN DEVELOPMENT AUTHORITY DOWNTOWN ROYAL OAK MASTER PLAN A VISION AND STRATEGIC PLAN FOR THE FUTURE January 1994 Prepared for: The Royal Oak Downtown Development Authority Royal Oak, Michigan Prepared by: • Harley Ellington Pierce Yee Associates • Development Strategies Inc. • James A. Claar I @Thi• Document Printed on Recycled Paper �Acknowledgements • • • • • • • • • Harley Ellington Pierce Yee Associates, Inc. would like to thank the following individuals tor their support and contributions to the project: Royal Oak Downtown Development Authority Thomas King, Chairman James Dobie, Vice Chairman William Baldridge, City Manager Barbara Bos Irene Koscien Lawrence Nichols Noel Peterson Jim Smith Robert Sterling Ilene Lanfear, Ex-Officio Member Royal Oak City Commissioners Pat Paruch, Mayor Dennis Cowan Jim Ellison Shirley Evoe Jim Johnson Tom Kuhn Nancy Pirslin Royal Oak Chamber of Commerce • • • • • I Jean Chamberlain, Past Executive Manager Anita DeMarco Goor, Executive Manager Herb Feyer, President Jack Wilson, V.P . Economic Development Tom Joilat, V.P. Membership's Sandy Stackhouse Johnson, President Downtown Merchant's Assoc . Royal Oak Plan Commissioners Philip Dondero Jim Farhat Rick Vincent Cliff Johnson Susan Carter Steve Weber Royal Oak Department of Community Development Chuck DiMaggio, Director Timothy Towing, City Planner I �I Acknowledgements ' I l I Other Participants I •I • • • • • •II •II • Rick Spears, President, First of America Southeast Michigan Ed LeFevre, President National Bank of Royal Oak Larry Goss, Burton-Katzman Development Co. Jack Hanna, Commonwealth Real Estate Group Jim Perry, Director Public Services John Ball, Director Public Safety Robert Vedder, Chairperson Citizens Advisory Committee Lori Stewart, General Manager, The Daily Tribune Bob Fox, Brass Ring Patsy Fulton, Chancellor, Royal Oak campus of Oakland Community College Dr. Stanley Harris, President, Board of Education Jim Fresard, Fresard Buick/Pontiac Sam Habennan, Habennan Fabrics Laurie London, Write Impressions Monique Lampe, Monique's Shoetique Jimmy Palazollo, Jimi's Lynn Portnoy Jeff Haynes, Vanderkloot and Haynes Vonnie Miller, Stagecrafters Dr. Richard Kurrash, Royal Oak Pastors Assoc. Millian Toms, Main to Royal Oak Chamber of Commerce Robert Ball, The Daily Tribune The Harley Ellington Pierce Yee Associates, Inc. and Development Strategies Inc. Team Includes: Jack Goodnoe, Director of Site Planning Wendy Fry, Landscape Architect/Site Planner Robert Balas, Site Planner Richard Ward, Market Analyst/Urban Planner Barry Hogue, Market Analyst/Urban Planner James Cloar, Downtown Management Consultant/Facilitator I �I I I I I • I -I I • •I •I • • .• de, Table of Contents Section THE VISION FOR DOWNTOWN ROYAL OAK 1 1-1 1-2 Past Visions Realized A Vision for the Future EXECUTIVE SUMMARY 2 Summary of the Master Plan MARKET DEVELOPMENT AND LAND USE STRATEGIES 2-1 3 3-1 3.4 3-12 3-24 3-27 Market Strategies A Framework for Downtown Growth and Development Redevelopment Parcels Surrounding Land Use Planning and DOA Revisions Development and Land Use Actions Summary URBAN PLANNING AND DESIGN I 4 Circulation and Access Parking Streetscape Orientation, Identity and Signage Parks and Plazas Paving, Furnishing and Landscape Lighting Buildings and Alleyways Urban Planning and Design Actions Summary ORGANIZATION, MANAGEMENT AND SERVICING STRATEGIES Page 4-1 4.5 4-8 4-9 4-12 4-16 4-20 4-22 4.34 5 Organizational Structure and Responsibility Cooperative Retail Management Promotion and Marketing Parking Security Maintenance Organization, Management and Servicing Actions Summary 5-1 5.5 5.5 5-6 5.7 5-8 5-10 BUILDING THE VISION - The Planning Process 6 6-1 INVENTORY AND ANALYSIS 7 7-1 Market Context Land Use Circulation Parking Streetscape Management and Service Provisions 7.3 7-10 7-25 7-27 7.37 7.47 �I I .•~-, Table of Contents Section Page Aerial View of the Downtown Plan 1 1-3 Organizing Concepts for Downtown A Framework for Downtown Growth and Development Urban Development Objectives Master Plan for Downtown Growth and Development Redevelopment Areas Parcels Redevelopment Area I Redevelopment Area II Redevelopment Area Ill Redevelopment Area IV Redevelopment Area V DDA Boundary Revisions and Future Study Areas Development and Land Use Actions Chart 3 3 3 3 3.5 3.7 3-10 3-11 3 3 3 3 3 3 3 3 3-13 3-19 3-20 3-21 3-22 3-23 3-25 3-27 Circulation and Access Master Plan Parking Master Plan Orientation, Identity and Signage Master Plan Parks and Plazas Master Plan Core Area Master Plan Streetscape Development Phasing Lighting Improvements Phasing Plan Streetscape Design Concepts Urban Planning and Design Actions Chart 4 4 4 4 4 4 4 4 4 4-2 4-6 4-10 4-13 4-17 4-18 4-21 4-26 4.34 The Role of the Downtown Coordinator Organization, Management Servicing Actions Charts 5 5 5-10 5,11 Existing Land Use Existing Multi-Family Housing Existing DDA and TIF Boundaries Special Study Areas Existing Circulation and Parking Existing Parking Utilization Study Public Parking Coverage Typical Royal Oak Sidewalk Design Existing Lighting Conditions Existing Management and Service Provisions 7 7 7 7 7 7 7 7 7 7 7-13 7-22 7-23 7-24 7-28 7-31 7-36 7-41 7.43 7.47 , MAPS AND ILLUSTRATIONS I ' . ( �I I .• de, THE VISION FOR DOWNTOWN ROYAL OAK Creating the Vision I I I I I I ( I I • • • • • • • • 1' �THE VISION FOR DOWNTOWN ROY AL OAK I Past Visions Realized I I I I I I Past Visions Realized Royal Oak has a long history of serving its citizens, its neighborhoods and the surrounding communities as a traditional Downtown center; offering all of the necessary conveniences and amenities of a vital urban core. Housing was built tight to its borders. Walking to shopping areas was common and Main Street brought both residents and visitors into the Downtown. Long lasting commitments were made to the Downtown by building substantial architecture, by locating public and private institutions Downtown and by fostering independent businesses in the city. The proliferation of suburban destinations beyond Royal Oak, and the development of shopping malls contributed to drawing activity out of the heart of Royal Oak. In light of this, actions were taken by the city and its business community to restore and revitalize the activity and look of Downtown . Bold and cooperative initiatives were taken which: I Created one of Michigan's first Downtown Development Authorities (November 1976). I I Developed a substantial amount of senior housing near Downtown . Encouraged the Oakland Community College to locate in Royal Oak. Improved streetscapes throughout the ODA. Enhanced the civic area. Provided city funded parking decks. I I I I I Envisioned mixed use development at 1-696 to establish a presence at the new interchange, to provide new housing and commercial opportunities which promote and enhance Downtown, and to help make Royal Oak a regional destination once again. Cooperated with First of America to develop a new corporate headquarters in Downtown . Created a favorable atmosphere for independent retail and entertainment businesses. This long range vision and commitment to action has paid off. Vacancy rates are virtually zero, historic architecture is being restored and Royal Oak is known regionally for its friendly character and its unique variety of shops, restaurants and entertainment. Royal Oak has been well nurtured in its recent past, and has prepared itself well to step back and evaluate what the next steps should be. 1· 1 �I I I I I I I I I I I I THE VISION FOR DOWNTOWN ROY AL OAK A Vision For The Future A Vision for the Future The future for Downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of it's past creates the foundation for change and enhancement. While a vital mix of activities, along with a freedom of expression will continue to give Royal Oak it's special flair and appeal as an alternative shopping and leisure experience. People will be drawn to Royal Oak as a Downtown that not only invites use, but offers something back to it's business, it's residents, and it's visitors. It will offer: New space for independent retailers in a pedestrian oriented storefront setting inspired by traditional Downtown characteristics. More housing in Downtown, and strong circulation linkages to surrounding residential areas. A variety of office development options including civic and corporate office space; and opportunities for new landmark buildings. A variety of new and revitalized public parks and plazas. The incorporation of public art in the Downtown area. Coordinated orientation and identification systems to make Downtown safe and easy to use; and destinations easy to find. The experience for the user will be a strong sense of having entered a city that is comfortable, lively and delightfully different. All ages will be equally at home; and this mix will be encouraged. Streets and open spaces will create a series of inviting places to stroll, meet, sit and enjoy the urban activity. There will be small, intimate places for private and spontaneous activity and large areas designed for organized events. It will be seen as a sociable and friendly city. Independent business will be encouraged to make tasteful, individual expressions with their property which use traditional forms , scale and details as their inspiration and as the measure of quality. Royal Oak has established a reputation as, and will continue to be, a city that is constantly refreshing itseH and reaching out to it's citizens and its visitors. Each of it's components has a distinct personality. These personalities will be allowed to be blended and strengthened to reinforce each other. Royal Oak will be a city that continues to take pleasure in it's growth; encourages diversity, promotes commerce, is both comfortable and invigorating to be in, and openly invites participation. The theme, or feeling of Downtown Royal Oak that will result from this plan will be one of respecting and encouraging traditional elements, both visual and functional, while encouraging creative and eclectic endeavors and expressions. 1·2 �- .• ~e, - - _.,. ... 11111 ----------THE VISION FOR DOWNTOWN ROY AL OAK Aerial View of the Downtown Plan SIGNATURE OFFICE BUILDING CIVIC CORRIDOR ALONG SECOND STREET AND MAIN STREET PEDESTRIAN CROSSINGS POST OFFICE PLAZA EXPANDED FARMERS' MARKET AND ACTIVITY PLAZA AMTRACK STATION AND TRAIN PLAZA -~ \_ SIGNATURE OFFICE B U I . ~ CONTINUING CARE RESIDENTIAL COMMUNITY .... LANDMARK BUILDING MUNICIPAL PARKING DECK w STOREFRONT STYLED RETAIL DEVELOPMENT L RAILROAD PARK AND FOURTH STREET CONNECTOR ~ - �• •I I I EXECUTIVE SUMMARY Summary of The Master Plan The Downtown Royal Oak Master Plan evaluates the Downtown's strengths, and its opportunities for positive growth and enhancement. It establishes a Vision for the future and recommends Strategies for: Market growth Land use and development Urban design enrichment Cooperative downtown management I The Vision is based upon extensive investigations that took place in the fonn of: I I I I I I I I I I I I Interviews with key individuals who represent the perspectives of business, government agencies and institutions in the City, and in the region (Section 6). Broad based and interactive workshop sessions for goal setting and problem/opportunity identification (Section 6). On-site observation and research regarding today's market factors , physical and functional conditions and the organizational structures affecting the operation of the DOA (Section 7). Guiding concepts for change, and recommendations for action, were established for each of the planning elements noted above and are summarized here. MARKET DEVELOPMENT AND LAND USE Royal Oak is well positioned for growth despite intense retail competition. The opportunities lie in expanding on the markets of eclectic and specially retailing , restaurants and entertainment along with selected office and residential development. In order to capitalize on these potentials the ODA should: Build upon its' success with destination retail , restaurants and entertainment businesses. Not seek or encourage large scale discount retail. Rather, it should promote store front styled retail development. Accommodate selected "hybrid" retail (such as Pier 1) in Redevelopment Area II. Improve and expand the Fanners' Market to a full time and year-round operation. Encourage additional office facilities for financial and medical institutions. 2·1 t �I EXECUTIVE SUMMARY •I I I I I I I I I I I I I I I Summary of The Master Plan Create opportunities for additional, higher density housing adjacent to, and with-in, Downtown; including a variety of senior housing options. Pennit and encourage new and renovated second floor residential use. Six areas are identified for implementing redevelopment efforts to meet the above market potentials. (See Pg. 3 •13) To accommodate this, two areas will require expanding the current DOA limits eastward from Troy Street. Future planning studies should test the benefits and design of, higher density residential; 1. Between the Barton/Lafayette and 1-696 districts of the ODA, and 2. North and west of Main Street and Eleven Mile Road. URBAN PLANNING AND DESIGN The Downtown has, over time, made substantial improvements to the look and functional efficiency of Downtown. In order to reach its full potential, two broad issues need to be addressed through physical design. The east (Main Street and the Civic area) and west (Washington Street) districts need to be unified into a functional and visual whole. Underutilized parking must be made recognizable and inviting; and new parking must anticipate future business and civic development. To achieve the east/west linkage, across Main Street and the Railroad Corridor, the primary cross town connector streets of Second, Third and Fourth will be enhanced and reinforced. Additional identification and orientation systems (signage, landscape, streetscape and lighting) will signal these linkages and important public destinations, such as parking and City Offices. Pedestrian accommodations and public open spaces have been expanded. Actions to implement these plans include: Install special paving at high use pedestrian crossings. Enhance Third Street and improve the Center Street parking deck to encourage its use. Develop a comprehensive signage and gateway design plan. Enhance the Railroad ROW as a visual open space through Downtown . Install additional traffic lights and left tum signals at selected Main Street intersections. Develop Second Street as the Civic Corridor linking the City Hall area with the Post Office area; and thereby highlighting the community service aspects of Royal Oak. 2-2 �•I EXECUTIVE SUMMARY Summary of The Master Plan I I I I I I I I I I I I I I I I I Enhance the Fourth Street corridor as the primary connector from Main Street to Washington Street across the Railroad tracks. Develop a centrally located open space in this Fourth Street corridor which uses the Railroad presence as its theme. ("Railroad Park") Develop a public events plaza in conjunction with an expanded Farmers' Market and reorganized surface parking. Develop detailed facade design guidelines and a design assistance program. Create future deck parking for the City Hall area and the Lafayette/Fifth Street area. ORGANIZATION MANAGEMENT AND SERVICING The accomplishments achieved under the current organizational structure are impressive and the system should remain intact. Additional cooperative efforts and operational efficiency would be enhanced by increased input by the Downtown merchants. The DOA should retain primary responsibility for coordinating Downtown economic development and the associated physical improvements. The City should continue to provide professional resources to the DOA as necessary for securing funding along with the administration of major physical improvement projects. The Downtown merchants should assume increased responsibility for providing additional, coordinated Downtown promotion and marketing activities, and for contracting selected maintenance services. As the demand and need for these activities and services increase the means for providing them should evolve from part time volunteer assistance to a paid part time or full time Downtown Coordinator. This individual will be the point person for guiding and assisting a cooperative retail management system between the Downtown merchants, the Chamber of Commerce, the ODA, and contracted services. The present system of funding operational costs should be refined to allow more revenues to be available for operational purposes. The DOA and the City should continue to be the primary service providers for Downtown. The present system of financing and building parking facilities should be retained. In addition to the many specific recommendations for improved parking utilization included in this report, a comprehensive Downtown parking management plan should be developed by a parking consulting firm . 2,3 �11111 I EXECUTIVE SUMMARY 11 Summary of The Master Plan I -I I i I I I i I I I I i I Detailed recommendations, for each of the planning issues are outlined in Sections 3, 4 and 5 and are summarized in chart form on the final pages of each section. The charts are an overview of: a) the actions to be taken, b) who should have central responsibility to initiate and coordinate these actions, c) what should be the sequencing for action, d) what are the options for funding these recommendations · and, e) a preliminary cost estimate for public projects which are likely to happen in the near-term. Phasing priorities are characterized as follows: 1. Near-term - activities that should be initiated within 1 to 3 years. 2. Mid-term - 4-10 years. 3. Long-term - 10 years and beyond. J r 2,4 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES Market Strategies I I I I I INTRODUCTION The recommendations regarding land use and development strategies described in this section are based on both planning and market criteria. They are meant to be consistent with the "Vision" for Downtown described in Section 1, to be desirable and compatible with existing uses, and to be realistic in tenns of market potential for the type and scale of uses and development suggested. The recommendations focus first on market factors and market strategies which influence future land use. Then, the recommended types of development and redevelopment are outlined. Finally, the relationships between the Downtown plan and other critical planning areas are discussed. For each of these three strategic elements, the "why", "what" and "how• are described under the headings Analysis and Recommendations and Implementation. MARKET STRATEGIES Analysis I Downtown Royal Oak is well positioned within its surrounding retail market; there are an estimated 180,000 people within a three mile radius. However, competition for general merchandise retailing is intense and is led by the nearby regional and community shopping centers such as Northwood, Universal Mall, Oakland Mall and the Somerset Collection. Attempting to compete against these shopping centers and their national chain tenants for general merchandise comparison shopping is unrealistic. Consequently, Downtown Royal Oak has evolved into a core area that accommodates eclectic specialty retailing, restaurants, offices for financial institutions and small professional office tenants, and residential uses located on the periphery of the central business district. There exists no "anchor" store Downtown as is the case in a shopping center. To quote an observation made at one of the planning workshops "Downtown is the anchor" in Royal Oak. Relatively low retail rents have allowed a variety of creative entrepreneurial business ventures to be established, contributing to Royal Oak's popularity as an interesting, safe, urban shopping destination. But, just as market factors kept rents low in the past, market factors have begun to push rents higher in recent years as the vacancy rate for Downtown space has dropped to almost zero. The challenge is to take advantage of these market factors and to identify the types of additional businesses and uses that are desirable, compatible, and feasible Downtown . The objective is to fonnulate market strategies for retaining existing businesses and for accommodating new ones that provide an expanded mix of uses Downtown. I I 3·1 �MARKET DEVELOPMENT AND LAND USE STRATEGIES I Market Strategies I I I I Recommendations and Implementation 1. Downtown should build upon its success with destination retail and restaurants by the continued upgrading of existing businesses and by seeking to fill some of the specialty niches not presently represented . An example of these include a bookstore, toy store, delicatessen , news stand, or specialty foodstore. This should be accomplished by having a Downtown Coordinator actively seeking such businesses (see Page 5-2) and by the continued improvement of the physical environment as detailed in Section 4. 2. Large scale discount retailing (e.g. K-Mart, WalMart, etc.) should not be encouraged or accommodated in or near the Downtown area. There would be little, if any synergy or benefit to other Downtown businesses by accommodating this type of use Downtown . Customers making a shopping trip to a discount department store are unlikely to combine their trip with a visit to the specialty retail stores or restaurants Downtown . In addition, the large site requirements of a discount retailer is inconsistent with the scale and character of business Downtown. 3. The potential for attracting specific "hybrid" retail operations (e.g. Crate & Barrel, Pier I) does exist, especially if the density of residents in and near Downtown increases. In some communities these businesses have located in traditional Downtown settings and structures, though they may need 5,000 to 15,000 square feet of floor space. The market strategy recommends that these uses be accommodated on a selective basis since they can be compatible with and complement the existing specialty retail and restaurant establishments Downtown. To implement this recommendation and accommodate the space requirements of these businesses, as well as the expansion of new and existing smaller specialty retailers, the plan incorporates a designated Redevelopment Area II bound by Washington, Main, Fifth and Seventh Streets (see Page 3-14, #2). Another part of the market strategy underlying this recommendation is to provide opportunities for creating additional retail space by offering a "relief valve" for increasing retail space demand, thus helping to stabilize rising rents. 4. The Farmers' Market should be expanded to a full-time produce market as a part of the overall market strategy. This will offer another exciting retail component to Royal Oak that further differentiates it as an active , vibrant Downtown. Additional details on this recommendation and its implementation are outlined in item (4) on page 3-16. 5. Though the suburban Detroit office market is presently overbuilt, Royal Oak is well positioned as a location for office development. Therefore, the market strategy includes capitalizing upon the opportunity to develop new office buildings when demand materializes. The plan I I I I I I I I 3-2 �MARKET DEVELOPMENT AND LAND USE STRATEGIES Market Strategies I I I includes several specific sites to accommodate new office development (see discussion of Redevelopment Parcels I and V on pages 3-12 and 3-17). Target markets for new office development include administrative/ processing functions for medical and financial institutions. For smaller, infill office development, medical office and general office space users requiring 1,000 - 5,000 square feet should be targeted. 6. I I I I I I Increasing residential density in and around Downtown is an important recommendation of the market strategy and a key component of the plan. The opportunities for developing and redeveloping housing on the Downtown periphery will increase, particularly in the areas to the north of Eleven Mile Road and to the south of Oakland County Community College. This will provide a greater concentration of patrons to support additional retaiVservice businesses and will create more activity and -vitality Downtown - a desirable end in itself. The market for additional residential units has heretofore been untested due to a lack of new housing being introduced in the Downtown area. However, the residential units now being developed at 1-696 are providing a test market for new housing close to Downtown. If a strong residential market for medium density housing is demonstrated, additional housing development should be planned for areas within or adjacent to Downtown. The discussion on Surrounding Land Use Planning on pages 3-24 and 3·26 recommends potential locations for this type housing. It is likewise recommended as a part of the marketing strategy that residential uses continue to be permitted and encouraged above the first floor of Downtown businesses. I I I I 3.3 �I I I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES A Framework For Downtown Growth And Development INTRODUCTION The urban design solutions for Downtown Royal Oak need to establish a physical environment to accommodate and actively promote the market objectives and the goals of the Vision for Royal Oak. The guiding concepts for unifying and encouraging growth and development throughout the Downtown are: 1) to link the Civic Center area and the Washington Avenue business district with, and through, the Main Street Corridor, 2) to establish new development and redevelopment opportunities for productive land use changes. ANALYSIS The Downtown has a strong history of public improvements that have created a foundation for continued enhancement of the urban environment. Regional access routes, which in the past drew traffic away from Downtown , have had the positive effect of helping to preserve the scale and character that makes Royal Oak so appealing. Because of this it was able to retain a feeling of a traditional Downtown . Today these regional routes help to provide good access revitalized and reemerging Downtown. The streetscape improvements have enriched this character. Building upon this foundation , the Framework Plan for physical development is aimed at achieving stronger bonds between the parts that make up Downtown and at the same time creating new opportunities to work, shop, live and recreate in the Downtown area. I The Downtown today is visually and functionally divided east from west by Main Street and the Railroad Right of Way. There is ambiguity about what is, or should be, considered the center of Downtown - Is it the Main Street area or is it the Washington Avenue area? How can they best be brought together for mutual benefit; and how can the use of Downtown be made increasingly convenient, comfortable and inviting? Characteristics which contribute to Royal Oak's success as an urban center today include: An active government and civic area (City Hall, Library, Farmers' Market, Post Office, SMART station and a future AMTRAK station) . A traditional Main Street thoroughfare. Unique specialty shopping and entertainment activities. Close-in residential areas; including a strong senior citizen component along with substantial new and proposed multi-family housing. A pedestrian-friendly (2 - 3 story) "store-front" streetscape with architectural diversity and historically significant buildings. Existing and potential public open spaces. Potential for land consolidation and redevelopment opportunities. 3.4 �I I I I I I I I I DEVELOPMENT AND LAND USE STRATEGIES The Organizing Concepts For Downtown i-;r,- ·- '"--•···--··-' c:·· \}JW/(lfl(",1T<r ~ -, , I r I I I I I I I Refer to narrative on page 3•4 3 • 5 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES I I I I A Framework For Downtown Growth And Development The physical planning goals which the Framework Plan seeks to accomplish in order to realize the Vision for Downtown are: Enhanced unification of the Downtown, both visually and functionally to orient the user and make circulation easier (whether by car or on foot). Convenient, easy to find, and inviting parking facilities. A linked system of public open spaces and amenities to accommodate and promote pedestrian activity in the Downtown. Improved pedestrian safety at road and railroad crossings. Opportunities for land consolidation, and redevelopment to realize market goals and opportunities. I RECOMMENDATIONS AND IMPLEMENTATION 1. The Downtown plan needs to overcome the dividing effects of Main Street and the railroad; and tum these, instead, into unifying elements. This can be done by reinforcing the overlap and linkages between the two business districts and the civic center area. Each area should have its own personality, while sharing common elements. The key common elements are the circulation corridors and the points where they intersect. The primary intersections are where Main Street meets Second, Third and Fourth Streets. Fourth Street is especially important because it is continuous all the way through Downtown, running east and west. For this reason , Fourth Street should be enhanced to be the backbone that links Main Street with Washington Avenue. 2. The City and the DDA should assemble land for public use where Fourth Street, Center Street, and the Railroad ROW come together, in order to develop a "Central Park" area along this all important Fourth Street connector. The railroad has a powerful presence; both as an open visual corridor through the Downtown, and as a dynamic and kinetic element. When a train roars through Downtown, all cross town traffic stops. It demands attention . It is an exciting element that contributes to making Royal Oak unique and special, and needs to be enhanced and celebrated. The Fourth Street corridor and this railroad crossing/railroad park area, should be the new unifying feature of Downtown . It is common to the east and west halves of Downtown. It is dynamic, historically relevant, close to the Downtown's most central parking facility (the Center Street deck), and is located where existing and future open space and pedestrian linkages converge. It should become the primary internal orientation point for any one using Downtown. It needs to be made 3-6 �1111 I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES A Framework For Downtown Growth And Development -~,'------l_J ~ ~ j - ' I , f ~NI ITT ~ D ' J □ LJ [h1, I' ' I I f c:J L . I l I 1 !I II LEGEND ==fltul~I ~ ll i i iI •-+i+-+- • ,--~- •r-="'f.~ = • ~ :s:...;,;..;;.. ----, T""'- ==.!' ~:;- - - r--- ~~~ • • 'O Jo I '1 Ji L I __ Otfce CSDlleNShutUe C80 oa, ...~ . PrlfNr'J' ' Secondary • p """'...._ ..._. . . . . .........___. I ~/Aelait Gt~/()pwi5oaotl Pur:ikL...andK«cM~, g C80 IOINcty At• 0-ow,lling Comoo,s ■ L !! N C ,,_.,,.. ·- c....... Coma""''°" ~ ~ • a'IICI Mfainl~ Erw•JtC4WMnl ---........ ~11.nh•torP\AiJOAft CArtWalk) ......._ ~ r At. . O ;:- L - -----.. • f.~ HlatoflC&lfy Sqlitcanl. ltfchl9etu,e ~ _,.,....,..,..,..,.,....,_,,,,,,,......,. ' DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY FRAMEWORK PLAN for Downtown Growth and Development F.c,24 1993 3.7 �1111 I MARKET DEVELOPMENT AND LAND USE STRATEGIES I A Framework For Downtown Growth And Development visible from both Main Street and Washington Avenue, through special streetscape lighting, furnishings , pageantry, and signage treatments. This area warrants special study to establish a Railroad Park Master Plan. The park should be both a leisure park and a railroad history park. The railroad "celebration· must be carefully designed as a part of the larger Fourth Street corridor so that it functions as an unifying landmark. The dominant visual impression should be the recognition of the corridor within which the railroad park is a special highlight. lntennodal Surface Transportation Efficiency Act (ISTEA) funds are available for such projects ; especially when ROW and circulation improvements and historic elements are combined in one project. (See Parks and Plazas Page 4•12) 3. The topographic high point of the City is at the intersection of Washington Avenue and Fourth Street. This, in combination with the historic and attractive Washington Square building, makes this intersection an important destination and orientation point. Like the intersection of Fourth and Main, this intersection of Fourth and Washington should be reinforced as a pivot point that links Washington to Fourth, and Fourth to Main Street. 4. Secondary east-west linkages need to occur on Third and Second Streets. Enhancements to Third Street will invite and draw motorists to the Center Street deck. Streetscape and Plaza development on Second Street should be developed to tie the post office, the proposed AMTRAK station and the Library/City HalVFanners' Market area together along this "Civic Corridor"; helping to establish another east/west linkage across Main Street. This should be made a high priority for city participation in conjunction with private investments on Redevelopment Parcel V, and the AMTRAK site. 5. These linkage systems, discussed above (Items 1 - 4), should become the structure along which existing and new public open space occurs. This will help make the corridors more enticing and usable by pedestrians, while at the same time, enhancing vehicular circulation by defining critical connections and destinations. Physical design characteristics and priorities for creating these linkage systems are discussed in Section 4. (See Pages 4•2, 4-10 and 4-13) 6. Strategies for identifying the "gateways" into Downtown, and for developing "easy-to-find" parking facilities as destinations should be based upon this internal organizing framework of linking east with west. These strategies are discussed in Section 4. (See Pages 4.9 thru 4-12) 7. Downtown Royal Oak has distinct boundaries with healthy residential areas on most of its perimeter. This is wisely being reinforced with new residential at the 1-696 development area. As discussed earlier, business I I 3-8 �I DEVELOPMENT AND LAND USE STRATEGIES I A Framework For Downtown Growth And Development I I I I I uses are a priority for Downtown land. Residential development Downtown, therefore, should be focused on creating new opportunities, especially for senior citizens to live in and near the Downtown; and for the development and redevelopment of living units above first floor businesses. 8. Oakland Community College (OCC) is a key member of the Downtown community and is likely to expand its facilities over time. Its primary public face is to the south and future development should be south of Lincoln. This will locate the existing parking deck (which can be expanded vertically) centrally to an expanded campus. Lincoln can become more pedestrian oriented as an internal campus road; and the intersection of Lincoln with the •center Street• alleyway can become an identifiable campus center within Downtown. 9. Several opportunities exist on currently underutilized land for redevelopment, which will meet and create new market potentials and which will reinforce these physical planning strategies. Refer to discussions on REDEVELOPMENT PARCELS. (See Pages 3•12 thru 3•25) Site specific Urban Development Objectives and the Master Plan for Downtown Growth and Development which are based upon this Framework Plan are shown on pages 3• 10 and 3• 11. Detailed recommendations and implementation strategies for urban planning and design are discussed in Section 4. The research that established that the understandings of how Downtown works today is documented in Section 7. The Vision building process by which goals for Downtown's future was established, is documented in Section 6. I I I I �MARKET DEVELOPMENT AND LAND USE STRATEGIES Urban Development Objectives 1. Improve Parking Identification, Image, and Lighting 2. Expand and Enhance Civic Center Functions and Identity (Civic Corridor) 3. Extend Core Parking 4. Enhance Organizing and Identity Corridors 5. Circulation Revisions for Safety and Efficiency 6. OCC Campus Expansion 7. Encourage Small-Scale Commercial and Office Infill 8. Promote 2nd Floor Residential Development 9. Expand ODA / TIF to Accomplish Redevelopment Strategies 10. CBD Gateways Identification and Image Enhancement 11. Reinforce Fourth Street Connector 12. Expand and Enrich Civic Center Open Space 13. Create a Civic Center Based Events Plaza 14. Improve Service Alley-Ways and Establish Maintenance Guidelines 15. Clean-Up and Enhance Railroad R.O.W. View Corridor 16. Improve Pedestrran Awareness and Safety at Intersections (Roadways and Railroads) 17. Develop Special Street Lighting of Access Corridors for Safety and Identity 18. Selectively Update Streetscape Furnishings 19. Implement a Public Art Program 20. Provide a Clock Tower as an Orientation and Image Landmark 21. Celebrate Railroad Presence 22. Illuminate Historic Architecture 23. Promote Facade and Display Enhancements 24. Display Hours of Operation 25. Consolidate Residual Land for Greenspace System 26. Guide and Promote Flexible but Traditionally Styled Private Property Improvements 27. Initiate Market Based Development Strategies I. Signature Offices and Municipal Parking Deck II. Street Retail and Core Parking Ill. Continuing Care Residenti~ Community IV. Farmers Market and Civic Center V. Signature Office Buildings Refer to plan on facing page 3 • 10. b,; �.I DEVELOPMENT AND LAND USE STRATE GIES Urban Deve 1opment Obj ectlves □ I I l Cont,nu,ng Care Residential Com mun1ty [ ~v ,---- ;_~1l,~sJ~~======~=:'.::::5 Refertonarratlveonpag I e 4•9 - 4•25 I1 I (-Tr-=; OCCCa pus Expansion 3. 10 �DEVELOPMENT AND LAND USE STRATEGIES The goals of the Master Plan for Downtown Growth and Development are: 1) to create new opportunities for living, working, shopping and having fun in Downtown and 2) to insure that doing so is convenient and stimulating. Master Plan For Downtown Growth And Development I - -_ - Six redevelopment sites have been identified which provide workable and coordinated areas within Downtown for new offices, retail businesses and housing. DDA boundaries need to be expanded for portions of these areas. ~ ~ s...,...□ 1 : □. D~ Streetscape and open space enhancements will tie the Main Street and Washington Street areas together. Fourth Street will be enriched, as the primary east-west connector, by the development of a centrally located "Railroad Park. " This will become the symbolic, and pedestrian-friendly, "heart" of Downtown. Third Street will be the backbone for expanded and improved parking facilities. Second Street will be enhanced as the "Civic Corridor'' linking the City Hall, Library and Farmers' Market areas with the Post Office and the proposed Amtrak station. (} High image identification at key entry points into Downtown, along with special lighting, signage improvements and pedestrian paving at intersections will invite and guide those coming to Downtown. I ; ... . . 8 ' . @ . D CIVIC CORRIDOR REDEVELOPMENT PARCEL IV POST OFFICE PLAZA EXPANDED FARMERS'MARKET NEW EVENTS PLAZA NEW LANDMARK BUILDING NEW CIVIC OFFICE SPACE AND EXPANDED PARKING AMTRAK STATION THIRD STREET CONNECTOR TO CENTER STREET DECK TtURD STREET PARKING DECK RAILROAD PARK AND FOURTH STREET CONNECTOR REDEVELOPMENT PARCEL I SPECIAL PEDESTRIAN CROSSINGS ON MAIN STREET NEW OFFICE AND PARKING DECK \ REDEVELOPMENT PARCEL 11 NEW STOREFRONT RETAIL AND HOUSJNG WITH OFFICES ABOVE REDEVELOPMENT PARCEL 111 CONTNJUM OF CARE SENIOR HOUSING ~ I I! -- """"" Refer to narrative on pages 3•6 - 3•9 3 • 11 �• • MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels REDEVELOPMENT PARCELS • • • • • fl Analysis Downtown Royal Oak is a "built-out" traditional commercial business district in the sense that there remain no large, vacant sites available for new development. New land uses and physical improvements will, therefore, need to be integrated into the context of existing development in order to realize the vision for Downtown. The logical locations for accommodating larger scale new and/or upgraded uses are on sites within Downtown that are presently underutilized in terms of their development potential. Six such sites are identified in the recommendations which follow (See Page 3-13). For smaller scale development, renovation of existing structures and new infill development will be required . Recommendations and Implementation Downtown should continue as a mixed-use traditional urban core with retail , service , office and residential land uses in a medium density, pedestrian scale environment. 1. Designate the two block area bound by Fourth Street, Sixth Street, Lafayette and West as REDEVELOPMENT PARCEL I to accommodate a future signature office building developed in conjunction with a municipal parking deck (See Pg 3·19). The concept includes a three to four story off ice building (35,000 - 65,000 square feet) which reflects and compliments the scale and quality of the First of America office to its north across Fourth Street. A parking garage, with the potential for ground floor office space, would be constructed south of Fifth Street as a public City parking facility to serve the office development and to provide additional parking for expanded retail uses along Washington and Lafayette. The City's present system of issuing bonds for financing parking structures {as was used for the Lafayette Street garage) represents the most feasible method of implementing this recommendation . However, City participation should be contingent upon private investment since it is doubtful that construction of the parking garage could be justified economically without development of additional office space. The development of residential units in conjunction with the deck in addition to or in lieu of office space should be considered if the market allows. This area has been subject to soil contamination associated with past land uses in the area and environmental clean up may be a development cost associated with new construction on this site. The deck should be designed to be a two level deck at the north end, with office on the first floor, and step up to 4 levels on the south end. 3 · 12 �I •II • DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels - ······]•1••··············•·········•··· :.-{:}\\:? Ji!t!i \/). ·•·••··•·•1~~········ ·····••:::•~-?·•· .....,,_,_,___==~ = - { ·li?.;i;;i~~~~. ill< •, .. .i i !\: ~-\}?f{fi.t~~ ·-""' Refer to narrative on page 3•12 - 3•24 3 • 13 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels It should have a landscape zone on the West Street side, and generous streetscape development on Fifth Street face. These features will maximize the deck's capacity while scaling down and buffering the structure in the areas which are presently residential in character and use. Streetscape improvements should be implemented in conjunction with the construction of the deck or designed to accommodate a future deck if installed in the near-term. No major improvement should be made which would need to be removed to construct the deck. NOTE: Streetscape improvements associated with all of the Redevelopment Parcels should be implemented as public/private joint ventures at the time of the parcel development. 2. Designate the five-acre site between Main, Washington Avenue, Fifth and Seventh Streets as REDEVELOPMENT PARCEL II to accommodate new retail development and surface parking (See Pg 3 • 20). As explained in the Market Strategies section, this redevelopment area could provide modem retail space configured for selected "hybrid" retail business, and for local retailers requiring expanded or upgraded space. Approximately 40,000 to 55,000 square feet of new ground floor retail space could be developed in Redevelopment Parcel II along with approximately 200 to 240 parking spaces. The City should require that 2nd and 3rd floor space be constructed on all new 1st floor commercial buildings. These upper levels should be either office or residential uses. New buildings should be of consistent scale with existing structures and should be brought out to the sidewalk to form a consistent urban streetfront setting. Parking should be located behind the structures as illustrated in the plan. This redevelopment should be achieved in two phases. The half south of Sixth Street will be Phase 1. Phase 2 will be north of Sixth Street. Sixth Street should remain open until Phase 2 is developed. Closing Sixth Street will encourage traffic to use Washington Avenue for access to this area; and will eliminate this railroad crossing. The building should pull away from the street at the intersections of Washington Avenue with Fifth and Seventh Streets, to create mini-plazas. The comer building should rise above the 2 - 3 story architecture of the retail space to create new landmark structures in conjunction with the miniplazas, as urban orientation points. The parking behind the building serves for convenient surface parking as well as an appropriate buffer to the railroad. Landscaping along the railroad should reinforce the railroad corridor as a part of the urban landscape, while softening and enhancing its appearance. A walkway outside of the Railroad ROW and within the parking area provides for a safe north-south pedestrian linkage from the new pocket park at Seventh and Main Street to the railroad crossing at 3 · 14 �MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels Fifth Street. This in tum provides a continuous link to the new Railroad Park at Fourth Street. Tree plantings in the parking lot should be placed to recreate the urban grid street pattern, and break down the expanse of parking . Sidewalks should be developed along this grid to create a streetscape atmosphere, and provide access to the stores. Stores should have rear entrances and internal connections to the mini-plazas on Washington Avenue. I Street and parking lot landscape improvements should be installed by the developer. The Railroad ROW connector walk should be a publicly funded project using Tax Increment Financing {TIF) and ISTEA funding. The City should require that any development be a minimum of 2.5 acres in order to have the development proposal considered in the southern (Phase 1) half of Redevelopment Parcel II. The minimal site consolidation required for the northern (Phase 2) portion of Redevelopment Parcel II should be 1.6 acres. Access to the surface parking should be from Washington Avenue and Seventh Street. The City should commit to assisting with the assembly of property necessary for Phases 1 and 2 and for purchase and improvement of that portion of Phases 1 and 2 dedicated to public parking. It is recommended that the City provide TIF financing for parking lot land acquisition and improvements. 3. Designate as REDEVELOPMENT PARCEL Ill the area included between Main, Troy, Lincoln and Sixth Streets plus the properties fronting the east side of Troy from Fifth to Seventh Street (see Pg 3 • 21). This 8.5 acre site should be considered for the future development of a "continuing care" facility for senior residents. The concept includes the provision of a continuum of living environments including independent living, congregate care, and skilled nursing care. This use would be consistent with the present elderly housing located on the site and could provide synergy between the Oakland County Community College campus across Main Street and the Civic Center Complex (City Hall, Library, Farmers' Market) two blocks to the north. Though this development concept would depend entirely upon private involvement, the City should be prepared to provide the necessary zoning and to assist in site assembly. The land immediately south of Redevelopment Parcel Ill remains in industrial zoning which would be incompatible with a continuing care facility. The city should, therefore , seek a higher and better use for this adjacent site (e.g. medium density residential or commercial) through a planning study and likewise consider rezoning the property to a use consistent with the plan . The concept plan links the existing high rise tower to new skilled nursing facilities with a common activities and dining facility. These new buildings should be residential in character with well landscaped, protected and/or 3 · 15 �• •■ • • • • •I •I I • • MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels enclosed activity areas. A mini park located at the comer of Sixth and Troy Streets provides an outdoor activity area and pedestrian link to the new independent living facilities east of Troy Street. The independent living facilities should be 2 - 2 1/2 story garden apartments type structures with individual yards. A generous open space buffer and walkway can link the facility to Main Street, Oakland Community College (OCC), and the Railroad ROW walkway system. DOA and TIF boundary limits must be expanded to include this redevelopment parcel. (See Page 3-25) 4. Designate the area bound by Troy, Knowles, Fourth Street and Eleven Mile Road as REDEVELOPMENT PARCEL IV. This area is intended to accommodate an expanded Farmers' Market operation, a civic events plaza immediately west of the Farmers' Market, infill office uses, and a Civic Office Complex on the southwest quadrant of the site to meet a number of City and/or County space needs (e.g. courts, holdover cells, offices). (See Pg 3·22) The City should obtain the existing Troy Street Office Building presently owned by Oakland County. The building should be removed and the site used as an events plaza in conjunction with the Farmers' Market. The City and County should work cooperatively to convert all or part of the 23,000 square foot Farmers' Market into a full-time public and/or private produce market. City and County CDBG funds should be considered for the funding of this recommendation. The redevelopment of the Farmers' Market is a very high (Near-Term) priority and should proceed with or without the purchase of the county office buildings. Purchase of the county office buildings by the City however would create an important incentive for a public/private joint venture for the development of the Farmers' Market and plaza. i New outdoor vendor stalls designed to be colorful and festive in character should be added for both expanded activity as well as an enhanced presence from Eleven Mile Road as a gateway to Downtown. For the same reasons, the comer at Eleven Mile Road and Troy Street should be developed as a flexible outdoor activity plaza for outdoor dining, leisure, and special events. New streetscape and City Hall plaza improvements can tie these areas together across Troy Street to create a multi-faceted series of civic event spaces. This will serve as a true terminus and hub for the civic corridor of Second Street. (See Page 4-17) It is also recommended that the City conduct a space needs analysis to evaluate present and future space requirements for its courts, police, jail, social services, administrative offices, and community meeting space. I I 3 · 16 �•I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels I ■ These functions could be accommodated in a new civic office building. This would further reinforce the concept of a strong civic center extending outward from the City Hall and library site. I The new civic office building should be located at Troy and Fourth Streets to establish civic identity on this main east/west access road into Downtown. New and reorganized surface parking can be developed to support this new use. This parking area east of the civic office building, is also a potential future location for a city parking deck, if future office demand dictates. This civic office building should orient a face of the building and mini-plazas toward City Hall, and the Troy and Fourth Street intersection. Over the long term additional civic or private office space should be encouraged in this area along Troy Street, between Second and Third Streets. Landscape and streetscape improvements should be made as part of any building or parking construction. I •I Knowles Street should be reopened as a north south access to the expanded Farmers' Market/Civic Offices area. I •I DOA and TIF limits must be expanded to include this Redevelopment Parcel (See Page 3-25) 5. I I • • • • • REDEVELOPMENT PARCELS V are two separate sites, each particularly well suited for development of signature office buildings (see Pg 3 . 23). These two sites, one south of the Post Office and the other on Washington Avenue at Fifth Street, represent excellent infill office locations situated near existing and future garage parking, and benefiting from attractive streetscaping and public improvements. As such, they should be promoted for the types of administrative, medical support, and other office uses suggested in the previously recommended market strategies . f The post office area redevelopment building (Parcel V/north), should have a direct link to the Center Street parking deck. It should also be designed to architecturally complement, and "work with" the post office . With the development of this site, the city should initiate the development of a "Post Office Plaza" that accommodates the pick up and drop off functions of the post office, while creating a pedestrian-friendly plaza for public enjoyment. The Fifth Street redevelopment {Parcel V/south) is an ideal location for another landmark building as a terminus to Fifth Street. It should, however, be designed to be pedestrian-friendly on both its east and south faces, where it borders the Fifth Street Plaza . 6. The CBD business district zoning regulations should be revised to permit only retail uses on the ground floor of buildings fronting Main Street from Eleven Mile to Fourth Streets, on Fourth Street from Main Street to 3 · 17 �I I I I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels Washington Avenue , and on Washington from Fourth to Seventh Streets. This could be accomplished with a zoning overlay district to the CBD for these segments. This is intended to reduce the possibilitY. of non-retail, office and similar uses from eroding the retail character of this strategically important part of the retail core. Retail uses would include businesses selling goods directly to the public and would include restaurants. Specifically excluded would be general, medical and clinical offices; professional offices; financial services; and business services. 7. The DOA and TIF boundaries should be expanded to include all of the area described in (4) above as Redevelopment Parcel IV including both sides of all streets listed as boundaries. likewise, the DOA and TIF boundaries should be expanded to incorporate those properties east of Troy described as a part of Redevelopment Parcel Ill• a. Phasing for Redevelopment Parcels I through V is predicated upon both market conditions and the priorities established by the DOA and other participants in the planning process. The phasing and priorities discussed below are expressed as "near," "mid" and "long" term, meaning, respectively, for projects undertaken in 1 - 3 years, 4 - 10 years, or 10 years and beyond . I •I • • • • • • • • • • Development of these office uses recommended for Redevelopment Parcel I, is dependent upon the next market cycle for suburban office development or upon the episodic opportunity presented by a corporate owner-occupant, as was the First of America Operations Center. Consequently, Redevelopment Parcel I is viewed as a mid or long-term development priority. Redevelopment Parcel II, designated for new retail development, should represent a mid-term development opportunity for the Phase 1 property on the south haH of the site, and a long-term opportunity for the Phase 2 property on the north haH. The continuing care uses identified as desirable and feasible in Redevelopment Parcel Ill may present the more immediate development opportunity. Though actual development of the site may be a mid-term prospect, the City should immediately begin to pursue potential developers of such facilities, and suggest the City's wiliness to provide assistance in assembling the site and establishing the necessary zoning. It is clear from the planning workshops, that the expanded operations of the Farmers' Market and the development of the adjacent Events Plaza are a high priority for Redevelopment Parcel IV. These should be considered near-term projects for the acquisition of the existing county office building and an early step in initiating the project. A small infill office development envisioned for Redevelopment Parcel IV would be a mid-term opportunity, and the larger scale civic off ice complex and parking deck would represent a long-term project. Development on the two signature office building sites identified on Redevelopment Parcel V would be market driven, and therefore, should be considered as mid to long-term projects in relation to the regional office market and other Downtown Redevelopment opportunities . 3 · 18 �Aerial View of Redevelopment Area I I I I I I I •I I I I I • • • •• • • , �I I I DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel I ■ I •I 3 - 4 STORY SIGNATURE OFFICE BUILDING (t, 35,000 - 65,000 S.F.) I I I • FIFTH STREET PARKING DECK (% 500 SPACES) TWO LEVELS FOUR LEVELS - - - - - - - - - , □ l {[ I Redevelopment Parcel I will provide substantial new office space. This will include expansion of the mini plaza at Fourth and Lafayette Streets, and extension of the Fifth Street promenade. A new parking deck will service the new office space on Redevelopment Parcels I and V-South during the day, and expanded entertainment and business activity at night. Refer to narrative on page 3 • 12 3 • 19 �I I I Aerial View of Redevelopment Area II I I I I I I I - I I I • •I • • • �I I I I I •I I I I • • • • • • • • - DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel II RAILROAD R.O.W. OPEN SPACE ~11=!700 MINI PLAZA -------~-+ti_, 11«--,,e PHASE 2 STORE FRONT RETAIL (15,000- 20,000 S.F.) ----1)"---i;;;;.:!!ti::::i~• 2..,.3 STORIES PLUS ) LANDMARK BUILDING ) CLOSE 6TH STREET @ 1- . w w a: t- R R CROSSING u, SURFACE PARKING -z< ------..-111!!!~ (200-240 SPACES) ~ PHASE 1 STORE FRONT RETAIL (25,000 - 35,000 S.F.) 2-3 STORIES PLUS LANDMARK BUILDING PRESERVED MINI P L A Z A - - - - - - - - - - MN PARK WITH PUBLIC ART New retail development will provide both small and large lease space while restoring the traditional store front scale to this area. Historically significant architecture will be incorporated into the development. Mini plazas and parks will be created for pedestrian activity. Landscaped, overflow parking will be located behind the stores. Circulation changes will provide safer, easier access to the area; and the railroad corridor will be enhanced with landscaping. Refer to narrative on page 3•14 3 • 20 �I I I Aerial View of Redevelopment Area Ill •I •I I I I I \ • • • • • • --~ - �I •I I I I I •I • • • • • • • • DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel Ill 2 - 2 1/2 STORY INDEPENDENT LMNG - - - - - - - - - - - - - - - - - - - - - - - - " " " " GARDEN APARTMENTS *D[l:-L CONTNJING CARE _ _ _ _ _ ~ i L6 IFTH ___,.4-_~s::~~~l!!ft'~ RESIDENTIAL COMMUNITY r [ - 7 Senior housing within the Downtown will provide a •continuum of care• housing options ranging from independent living through skilled nursing. Open space, mini parks and pedestrian ways will link this residential community to the Oakland Community College, the civic area and the Farmers Market. Refer to narrative on page 3• 15 3 • 21 �•I Aerial View of Redevelopment Area IV I •I • • • \ �I II I I • • • • • • Ill" Ill II - DEVELOPMENT AND LAND USE STRATEGIES 1~ Redevelopment Parcel IV ifile.. P,::dL™9 I 0 ,b ~ AA. --- 50 100 200 400 EXPANDED FARMERS MARKET-----+---- ~-~-- J CIVIC EVENTS PLAZA - -- -----------. CIVIC CENT&R IDENTIFICATION ------1,,1,A-~m;, INFILL OFFICE SPACE (LONG RANGE) --------a11--rn~~~~t-'-ffll&--4! Lt: L L ""tL I: L- ... L. tt: ~ LC L.. CL..L L. '- 1.. L- L~ l:'- '- POTENTIAL FOR FUTURE 4 LEVEL PARKING DECK (350 - 400 SPACES) This expanded Civic area will include an enhanced and enlarged Farmers Market, an outdoor events plaza, new civic offices and improved parking to service this area. Streetscape enhancements will link this area to the civic corridor to the west, and will strengthen the recognition of the civic area from Eleven Mile Road. Refer to narrative on page 3•16 3 • 22 �I I I I I -I I I I DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels V 2-3 STORY SIGNATURE OFFICE BUILDING (!t 40,000 - 60,000 S.F.) AMTRAK STATION AND PLAZA LINK TO SECOND STREET I I I I I -I i - 2-3 STORY SIGNATURE OFFICE BllLDING (± 16,000 - 24,000 S.F.) OR LANDMARK BUILDING OVER 3 STORIES Redevelopment Parcel V-North will provide new office space along the civic corridor (Second Street). Public/private cooperation can make possible a new Post Office Plaza as an important terminus (along with the future Amtrak station and plaza) to the civic corridor. Improvements to the Center Street deck will insure the needed parking space. Parcel V-South creates new office space, and will be an important landmark at the end of Fifth Street, which will be reopened at Main Street to provide direct access to this important redevelopment area along Washington Street. Refer to narrative on page 3 • 17 3 • 23 �I I I I I • • • •I •I • • -II II II II MARKET DEVELOPMENT AND LAND USE STRATEGIES Surrounding Land Use Planning and DOA Revisions PLANNING CONTEXT Analysis The preceding market and land use recommendations have been limited to those areas encompassed by our study. However, it became clear early in the preparation of the plan that three other areas near the Downtown are important to the context of the planning and market strategies. The following observations and recommendations are intended to suggest how these three areas should relate to Downtown . Recommendations and Implementation 1. The first of these areas is the 18-acre site currently being redeveloped at 1696. The master plan for the site includes offices, a conference center and hotel, and residential development. The first phase of this plan, the new 124-unit Main Street Square condominium project is underway. This is certainly an important initial component to the 1-696 plan. But, it is equally important to the Downtown core in terms of increasing the surrounding housing density which translates into an expanded retail market and more Downtown activity. As suggested earlier, the Market Street Square condominium project will also serve as a test market for what will hopefully prove to be a growing demand for medium density housing in areas adjacent to the Downtown core . One marketing recommendation concerning the 1-696 project that was alluded to earlier should be elaborated upon here. The office and retail strategies for 1-696 and the Downtown core must be coordinated to ensure that they do not conflict. The market strategy for 1-696 should target corporate and speculative office development desiring interstate access and identity along with the scale and building height permitted as a part of the plan. In the Downtown core the market strategy should focus on administrative offices, medical-related offices, and smaller increments of tenant spaces in existing structures and in new office buildings at a scale and height consistent with the present urban setting. Retail uses at 1-696 should be limited to those directly supporting the office and hoteVconvention center uses to avoid their competing against the Downtown specialty retailing and restaurants. 2. l The second area that needs to be put into context vis-a-vis the Downtown core is the area between Main Street, Washington Avenue, Kenilworth and Lincoln Streets. This strategic area lies south of Oakland Community College and north of the 1-696 project. The north-south arteries of Main and Washington Avenue are primarily lined with retaiVservice uses with single family homes on the cross streets. 3 · 24 �I I I I I I I I I I II DEVELOPMENT AND LAND USE STRATEGIES ODA Boundary Revisions And Future Study Areas /// / // /// /// // EXPANSION FOR FARMER'S MARKET /CIVIC CENTER EXISTING DOA ADD TO TIF rn EXPANSION FOR INU~ CARE RESIDENIIAL COMMUNITY I I • • • • • • 3 • 25 Refer to narrative on page J I \\::d �I MARKET DEVELOPMENT AND LAND USE STRATEGIES I I Surrounding Land Use Planning and DOA Revisions The logical use for this transitional area would be higher-density housing (mid-rise apartments and condominiums} consistent with the plan previously prepared by the Oakland County Planning Department. With the exception of selected, existing high quality commercial establishments, no future commercial uses should be accommodated in this area. The potential for selective cross-street closures and cul-de-sacs could also be considered as a part of the site assembly process for residential redevelopment in this location. This may help reinforce this residential character in the neighborhood and reduce the amount of non-residential vehicular traffic. Increased density, quality residential development will be an asset for Downtown and will upgrade the appearance and quality of uses along this important link between 1-696 and the Downtown core. II I 3. A separate planning study should be undertaken to formulate a strategy for the 2-3 block area north of Eleven Mile Road between Main Street and the railroad. Though these blocks lie outside the Downtown study area, they clearly represent a site with redevelopment potential. They are also important because they represent highly visible entryways into Downtown. The opportunity for residential development on portions of these sites should be investigated along with other alternatives. 4. Presently, none of these three contextual planning areas are within either the DOA district or the TIF district. However, if further study and planning demonstrate a significant redevelopment and market potential, then these areas should be incorporated into the DOA and TIF districts and should be candidates for rezoning consistent with their planning uses. I -II II 111 3 · 26 II - --~~ -- -- -- - - - - - -- ---- - ~ ------- -- - - - - �~~~~~~--~-------··· .•~-, RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS DEVELOPMENT AND LAND USE STRATEGIES - Area Ill. Continuing Care Residential Community Market/DDNCity 1 b b - Expand DDNTIF to Accomplish Redevelopment Strategies DDNCity 1 -- -- - Area IV. Farmers Market and Civic Center Market/DDNCity 1-3 a/b CDBG/c - Promote 2nd Floor Residential Development DDNCity 2 - -- - Area V. Signature Office Buildings DOA 2 b b - Planning for 1-696/Lincoln St. & Eleven Mile and Main St. City 2 $30,000 - $50,000 TIF - Area I. Signature Offices and Municipal Parking Deck DOA 2-3 a/b b/TIF - Area II. Street Retail and Parking Lot DOA 2-3 a/b b/TIF - Expand Residential Redevelopment North of 1-696 City/ODA 3 b b - OCC Campus Expansion OCC Board -- C C a. b. c. d. Cost to be determine by Mure design Private market will determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs BS cc CDBG ODA OM DNA u) • I\) --.j = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF = General Fund ISTEA = lntermodal Surface Transportation Efficiency Act NEA = National Endowment for the Arts OCC = Oakland Community College TIF = Tax Increment Financing �I I I I URBAN PLANNING AND DESIGN Circulation and Access INTRODUCTION This section outlines specific planning and design recommendations for meeting the needs identified in the analysis work (Section 7); and for achieving the goals and objectives established by the Vision sessions and Framework Planning. (Sections 6 and 3 respectively). They focus primarily en enhancements to the public realm for improved convenience , safety and enjoyment. They are, at the same time, concepts which should be seen as guidelines to encourage private development to be sympathetic with , and supportive of the Vision for Royal Oak. CIRCULATION AND ACCESS Analysis Royal Oak is well served by arterial roads and highways. Eleven Mile, 1-696, and Woodward Avenue feed both Washington Avenue and Main Street as north/south connectors into Downtown. Main Street is the only major north/south regional connector through Downtown, and therefore, carries substantial traffic which is not using the Downtown as a destination. The need here, is to allow for convenient through traffic on Main Street, while making it more pedestrian-friendly and safe. • • The classic urban grid street pattern serves Royal Oak well to distribute traffic and create a traditional Downtown character, not found in suburban shopping malls or office complexes. The grid, however, is interrupted by the railroad tracks. This makes east/west circulation difficult in several areas. The recommendations are aimed at bringing clarity and order to circulation patterns for those not familiar with Downtown. Therefore, Fourth Street, as the only significant east/west through street, is central to establishing this needed organization. (See discussions of the Framework Plan on Pages 3.4 and 3-9) Recommendations and Implementation 1. Identify pedestrian crossing locations using special paving materials at high traffic and key orientation intersections; Main at Fifth, Fourth, Third, Second and Eleven Mile; Fourth at Washington; Lincoln and Washington , and on Troy where heavy pedestrian activity will occur between the Fanners' Market and the Civic Center. Similar special paving treatments should occur where surface streets cross the railroad tracks. These Right of Way improvements are eligible for ISTEA funding. 2. Acid coordinated and timed traffic signals on Main Street at Second and Third Streets. 3. Convert the two center lanes on Main Street to combined "through" and left tum lanes to facilitate safer, more convenient east/west access. Incorporate left tum signals at all lights on Main Street. 4·1 1 �• • • • • • • URBAN PLANNING AND DESIGN Clrculatlon and Access Master Plan 0 •GATEWAY- TO DOWNTOWN • - • PRIMARY EAST /WEST CONNECTORS 1111111 OPEN STREET/ NEW E/W CONNECTOR --- 8888 0 R !) [J fl Ii Q, / : -b_'., G r...J~'-- / , - CLOSED STREET , t-: SPECIAL PAVEMENT AT CROSSING f~. TRAFFIC SIGNALS WITH LEFT TURN SIGNA~S - TROLLEY SHUTTLE ROUTE p PRIMARY PARKING FACILITY s TROLLEY STOP ;.~ , r-1 p1 ~ _;:i ,-7 [ LJ, ; 1-::::-~,. □ TII •'11 ;11 111 I I • Refer to narrative on page 4•1 - 4•4 4 • 2 �URBAN PLANNING AND DESIGN • • • • Circulation and Access The first priority for a left tum signal is at Main and Fourth for traffic turning east and west from Main Street. Both items 2 and 3 should be high priority items because of their value toward enhancing the pedestrian use of Main Street, and facilitating easy crosstown vehicular maneuvers. Also, ISTEA funds and availability may diminish and these actions should be actively pursued today . The City should commission a traffic study to establish the details of recommendations 2 & 3. 4. Develop a combined vehicular and pedestrian plaza at the post office. The design should provide for efficient mail drop off, easy flow through patterns, short-term (15 minutes) pick up/drop off parking and pedestrian traffic safety features. This project could be jointly funded by the City/DOA (including ISTEA funds), the post office and the developer of Parcel V. 5. Open Fifth Street at the railroad ROW, and Seventh Street at Main Street. These are critical to the long-term unification of the Main Street and Washington Avenue corridors. This will be especially important with the redevelopment of Parcel II. 6. Sixth Street does not provide desirable stacking distance (resulting in stacking on the railroad tracks) for cars entering Main Street from the west. This segment of Sixth should be closed in conjunction with the completion of Phase 2 of Redevelopment Parcel II. 7. The urban grid street pattern should be reestablished in the Redevelopment Parcel II parking area. This should not, however, carry through as an exit/entrance on the north side, because of the proximity to the railroad. 8. Third Street should receive special identification treatments to assist visitors finding deck parking in the center of Downtown. This would include the street segments west from Main to the Center Street deck, and east from Main Street to the City Hall lot, and the future City Hall deck at Third and Williams. This segment will also provide access to the Farmers' Market lot, future Civic Center, and deck development. 9. Reinforce Lafayette Street as a Downtown access point (see Orientation and Identity Master Plan, Page 4-10) to encourage traffic into the Washington Avenue district from Main, past the First of America deck (for parking recognition). 10. Reinforce Troy Street as the access point into the civic center area to reduce the impact on Main Street for traffic coming into this area. 4.3 �• • • • • • • URBAN PLANNING AND DESIGN Circulation and Access 11. Develop a rubber tired trolley shuttle between Downtown and the 1-696 development. Link this to the SMART and AMTRAK depots, the Center Street deck, City Hall, and the senior housing complexes; as well as key Washington, Fourth and Main Streets locations. 12. Pedestrian linkage systems utilizing the sidewalks should be reinforced at street crossings as noted to promote easy street crossing by pedestrians, and to make them safer. The Fourth StreeVRailroad Park area should be the visual and functional center of the pedestrian circulation system; and the Civic Center/Farmers' Market Plaza should be the primary events area within this system . 13. Improvements should be made along the entire railroad ROW through cooperative efforts between private land owners, the ODA/City, and the railroad property owners. Landscape treatments should include attractive, low separator walls in lieu of chain-link fence wherever possible. Planting of trees, shrubs, and grasses should be designed to provide shade, visual buffering to parking areas and for seasonal interest. Walkways along the railroad ROW, should change materials to reflect the area they are passing through; i.e., concrete in parking areas, pavers at special park and crossing areas, and asphalt through secondary landscaped areas. 14. Reopen Knowles Street between Eleven Mile and Third Street for improved access and traffic distribution for the expanded Farmers' Market and Civic Center area . • 4.4 �• • • • • URBAN PLANNING AND DESIGN Parking PARKING Analysis Royal Oak parking facilities, excluding street parking, are largely underutilized. Detailed investigations indicate that most facilities averaged 40% - 70% utilization on weekdays and 40% - 95% utilization on weekends. The first choice is always street parking and surface lots are preferred over decks . City Hall lot is often 100% full on weekend nights, and the most popular second choices are the Hilzinger and Center Street lots (at Center and Second). At the same time, the Center Street deck was less than 25% full and the Lafayette Street deck (First of America deck) was less than 60% full at these peak periods. The problems causing low deck utilization are poor awareness of their availability to the general public, a low sense of security for the user, poor identification or understanding of intended users (First of America appears to be a private deck), poor understanding of rate structures and hours of enforcement; poor directional and identification signage and unconsolidated merchant parking programs and policies. Immediate improvements should address these issues: identification, deck appearance, and user-friendly use policies. With Downtown growth and development, two key locations were identified for new decks (based upon anticipated need); they are the City HalVEast Main Street area, and the Lafayette Street surface lot (to service entertainment activities). Increased activity in the Farmers' MarkeVCivic Office Center area will require better organized and additional surface parking, and ultimately may require a new deck if office activity in the civic center area flourishes. (See Parking Coverage Analysis map; Page 7-36) The following recommendations deal with physical planning and design; for parking policy recommendations , (See Pages 5-6 - 5-8). Recommendations and Implementation !I • • • 1. Provide more distinctive and more frequent parking orientation signage which graphically coordinates with a comprehensive signage master plan for Royal Oak. Consider mounting this signage in conjunction with the traffic signals on Main Street. Give the decks names that the public can relate to (such as the "Center Street Deck;" and change the First of America deck to the "Lafayette Street Deck"), and boldly display these names to help create a lasting identity and recognizable orientation mechanism. 2. Clearly identify deck locations and entrance points, using "super graphics,• pageantry, landscape lighting, better internal lighting and signage. Make the Center Street deck not only identifiable, but a true feature at the end of Third Street. Add a lighted glass stair tower at the Center Street deck as the visual terminus to Third Street. This will serve as identification as 4.5 �• • • • URBAN PLANNING AND DESIGN Parking Master Plan IDENTITY, APPEARANCE & LIGHTING IMPROVEMENTS NEW OR ENHANCED SURFACE LOT PRIORmES FUTURE PARKING DECK • • c:::) PARKING DECK ORIENTATION & IDENTIFICATION IMPROVEMENTS □ ADEQUATELY DEVELOPED EXISTING SURFACE LOTS N-NEARTERM M-MIDTERM L-LONGTERM ·-·- - --·--.! . ~---'.' Sherman 0r.Lt!ot ,I11,1 ii ii Lafayette Street I • Structiire ,1 "lj' ti-•--u 11 • Flrs:o;;,,1!'-rt lj )L~~;C;~ ig ,, 1·,L.. Lafayette Lot !I •I • -I 4.IK-.,_'fl _J.:._ ..... ., .. ..,_...,,...,.. Refer to narrative on page 4•5 - 4•7 4 • 6 �• • • URBAN PLANNING AND DESIGN Parking well as to insure the potential user that it is easy to use, and safe. Add specialty lighting to Third Street to accentuate the route to the deck from Main Street. Add perimeter lighting inside the deck in addition to the city proposed improvements. Limb up the existing trees to improve the visibility into and out of the deck. Supplement landscaping with ground plantings to soften and enhance the deck at the street level while maintaining good security sightlines. Incorporate landscape lighting to create a warm and safe appearance around the deck. 3. • Both the Center Street deck and the First of America deck (future Lafayette Street deck) need bold identification showing where to enter the deck and a clear indication that they are, in fact , open to the public. Note: Implement recommendations 1 - 3 as soon as possible . 4. Make the Center Street south stair tower more visible and approachable through long range planning that will incorporate it into Railroad Park. (See Section 3 - Framework Plan.) 5. Create a joint venture, public/private deck on Redevelopment Parcel I (mid to long-term action) . The need for this deck will be determined by the interest in office development for this area, the increasing activity of the theaters and restaurants, and the ability to encourage use of the First of America deck. 6. Create a joint venture, public/private surface lot in conjunction with Redevelopment Parcel II. This is both a mid and long-term action, dependent upon developer interest, and the phased nature of the project. 7. Extend the parking concept of linear lots behind the Main Street retail that has been started at the City Hall area. This means the development of the area between Williams and the alleys behind the Main Streets stores from Third to Fifth Streets for surface parking with the potential for deck development in the future. There is currently great demand on the City Hall lot on weekend evenings (See Parking Analysis, Page 7-31) because of the large number of the Main Street area destinations which are open evenings. This demand will also increase with the movie theater expansion north of Eleven Mile. This suggests that a deck to service the City HalVMain Street area may very likely be a mid-term priority. Development of this deck will require use of a portion of the Williams Street ROW (which today is generous and can afford to be reduced to accommodate a deck in this location). 8. Maintain the option to develop a parking deck east of Troy Street in conjunction with expanded Civic Office/Civic Center development in the future . 4.7 I �• •■ .• de, URBAN PLANNING AND DESIGN Streetscape STREETSCAPE • • •I • Analysis · Royal Oak has made substantial and consistent commitments to streetscape improvements since 1977. This has created a unity to the image of Royal Oak that has allowed for a pleasing freedom of expression by independent businesses. This image of specialized and individual architectural expression is important to the vision for Royal Oak and should be maintained. Scale of the streetscape and building facades is equally important to the traditional feel of Downtown. This is due in large part to the 1-3 story architecture and wide streets which create a pedestrian friendly scale and sense of openness on the street. Where buildings rise above this scale they become landmarks, such as the Washington Square Building, City Hall, the senior housing towers and First of America's offices. Contributing to this traditional feeling is the combination of large display windows with recessed entrances on the street level and smaller scale (often residential scale) windows on the upper floors. These characteristics should become models for any new development Downtown. The streetscape investments of the past have created what most cities only hope to have. What is needed now is to build upon this investment in three ways. 1. Add new signage and landmark elements to the existing streetscape to achieve the identification and orientation objectives established by the Framework Plan. (See Pages 3-6 thru 3-9) 2. Create new and enhanced pockets of open space; as in mini-parks and plazas, within the streetscape system . The streetscape needs to become a contributing component of a broader, enriched Downtown open space and plaza system. 3. Replace worn furnishings with updated styling and durable materials to freshen the look of the existing streetscape, to demonstrate a continuing commitment to positive change, and to reduce maintenance requirements . All future public improvements should focus on reinforcing the hierarchy and system of public space established in the Framework Plan . Key connecting corridors should appear distinctive and point the user to destinations, landmarks and orientation points. Open spaces should be frequent and linked together. This will make using Downtown easier, more inviting and safer. All future private improvements should recognize the existing scale and character and should be allowed individual expression within guidelines that reference traditional scale and integrity of execution. 4 -8 �• • • URBAN PLANNING AND DESIGN Streetscape Details for achieving these objectives are outlined in the following recommendations : Recommendations and Implementation • Orientation, Identity and Signage 1. Create a two level system of entry identification (gateways) into the Downtown. Primary gateways should be associated with Main Street. They should occur at Eleven Mile Road and Lincoln; with special treatments at Fourth and Main Street to signal having arrived at the entry point to the west side along Fourth Street from Main Street. Future designs for the 1-696 development area should incorporate a primary gateway identification "sign" which coordinates with these Downtown gateway "signs.• These primary gateways should be architectural and vertical in character and should be illuminated to create a substantial presence both during day and at night. They could also incorporate bold and simple identification signage, well integrated special events signage, logo graphics, bright yet tasteful color, and changeable pageantry in the form of flags or banners. Consider forms which reference traditional forms in creative ways. Use durable materials and avoid wood. Tailor a unified theme for these elements to the unique site characteristics of each location. Landscaping should be incorporated at the Lincoln Street and Main Street intersection. 2. The railroad overpass on Eleven Mile Road presents a special opportunity for a primary gateway. The bridge itself can become a "gateway". This could include artistic painting treatments incorporating identification and signage, special lighting and pageantry. Landscape improvements should be made in the immediate area surrounding the bridge. Designs for the painting of the bridge could be a competition. 3. Create secondary entry identification at: I • A. Lafayette Street and Eleven Mile to encourage east bound traffic to enter from the west and use the First of America (Lafayette Street) Deck. B. Troy Street and Eleven Mile to highlight the expanded civic center as a destination. The Farmers' Market improvements, including the Events Plaza, should all be incorporate to be a part of this visual identification of the civic center. C. Washington Avenue and Lincoln to pull visitors into the Washington Avenue District from the south and highlight the community college as a member of the Downtown. D. Points along Fourth Street in the form of mini-plazas associated with new architectural development as First of America has done. This would be a good opportunity to use art as identification. 4.9 �• • • • •I! • • • •••••••• ® L URBAN PLANNING AND DESIGN Orientation, Identity and Signage Master Plan IDENTITY AND ORIENTATION CORRIDORS PRIMARY GATEWAYS SECONDARY GATEWAYS PEDESTRIAN CROSSING IDENTIFICATION WITH PARKING DESTINATION IDENTIFICATION PARKING DESTINATIONS LANDMARK BUILDING OR OPEN SPACE ® FIRST OF AMERICA !I I I I. · I Refer to narrative on page 4•9- 4•12 4 • 10 �• • • • • • URBAN PLANNING AND DESIGN Streetscape 4. I • I I I I I I Develop a comprehensive Downtown signage system master plan which establishes guidelines for signage scale, messages, color and materials. Include the following in the Scope of Work: A. Concept designs for Gateway treatments, including "Visit Downtown Royal Oak" signs throughout the city on major entry roads. B. Parking orientation, identification, operational and special events information. C. Coordinated regulatory signage for parking, turning maneuvers, speed limits, etc. D. Detailed building signage guidelines incorporated into the city sign ordinance. E. Parks and open space identification and regulations. F. Historic and cultural interpretive information. G. Guidelines for sidewalk mounted "sandwich board" signage for restaurants. (These should be allowed but only after strict design, construction quality and placement standards have been incorporated into the city sign ordinance.) Note: The Orientation and Identity Master Plan on Page 4-10 establishes the Framework for this signage and identity system. 5. Illuminate historic landmark architecture at both the ground level and at the roofs for nighttime orientation. Offer financial assistance for lighting operation and maintenance costs, through the DDA, as a public Downtown streetscape amenity. 6. Celebrate the Fourth Street and Railroad Park area as the primary internal orientation corridor within Downtown. (See discussions on Page 3-6 , Item #2; and in Parks and Plazas, Page 4-12, #1) 7. Place a highly visible public clock within the Railroad Park. 8. Incorporate public art (with a well regulated selection process) into the streetscape and open space system to add another distinguishing feature to the character of Royal Oak. 9. Develop a Royal Oak/DDA logo which incorporates the Royal Oak tree logo. 10. Develop special lighting, signage and landscape treatments on Third Street west of Main to identify the path to the center street deck. 4 · 11 �URBAN PLANNING AND DESIGN •I I I Streetscape Consider a mini boulevard with innovative lighting design to act as a pointer to the deck from Main Street. This will reinforce signage and identification treatments for the deck itself (See discussions under Parking in this section , pages 4-5 thru 4-7). 11 . Place electronic infonnation kiosks in key orientation points. These should be designed to be walk-up interactive tenninals which can display location maps, businesses by type, restaurant menus, special events and theater infonnation, etc. A telephone should be incorporated into the kiosk design. At a minimum they should be located at the Center Street Deck/Railroad Park area, the First of America deck and Civic Center Plaza. 12. Develop a coordinated, Downtown-wide master plan for seasonal lighting, banners, decorations and flower planting. • Parks and Plazas I 1. Develop a public open space north and south of the intersection of Fourth and Center Streets including the area westward and north along the R.O.W Center Street deck to the Railroad R.O.W . This park, "Railroad Park", should: allow for leisure and respite for Downtown users, highlight the railroad as both historically significant and an exciting part of Downtown, and serve as the hub of an expanded linkage system along the Railroad R.O.W. Include in the park: A stage or gazebo for small events. Paved areas for small gatherings in conjunction with events. Private seating areas with benches or seat walls. Landscaping and seasonal displays. Electronic infonnation kiosk, telephones, and a clock .. Park lighting including special lighting to highlight the Railroad and for special events. Interpretive signage with historic and cultural infonnation regarding Royal Oak and the Railroad. I I I I The development of this park could be accomplished in two phases to facilitate its development. Phase I would be the purchase of the vacant property adjacent to this lot. with the abandonment of the Center Street ROW parking lot, south of Fourth Street. It will be necessary in this case to insure that all recommended improvements to the Center Street deck be made in order to guarantee convenient parking for this district. Phase 2 would require the acquisition of private land near the railroad for public benefit. This phased approach will provide enough time to help insure that businesses in this area are not unfairly affected in the transition. A combination of funding sources could be available for this work including ISTEA, Commerce Cultural Events, Endowment for the Arts, DNR recreation grants, TIF and Community Development Block Grant (CDBG) fund . 4 · 12 �I URBAN PLANNING AND DESIGN I •I Parks and Plazas Master Plan EXISTING PARK OR PLA2A OPEN SPACE SPECIAL STREET PAVING AT I •I II HOUSING PARK MAJOR PEDESTRIAN CROSSINGS PRIMARY CONNECTION ROUTES (EXISTING & FlITURE) FARMER'S MARKET PLAZA :, I CORE AREA SEE PAGE 4•17 I I I I I I I OCCPLAZAS Refer to narrative on page 4•12 - 4•16 4 • 13 �I I I I URBAN PLANNING AND DESIGN Streetscape 2. Develop a master plan for open space improvements to the railroad R.O.W. corridor its entire length through Royal Oak. 3. Develop a new Farmers' Market Plaza for outdoor activities and speciaVevents on the Oakland County office building site. Develop a detailed schematic design plan for this civic center open space that includes all public land associated with City Hall, the Library, the Farmers' Market and the old Second Street Row. This area should function as an integrated, multifaceted open space for both personal enjoyment and large events. It should be festive yet civic in character. I The entry area into the Civic Center from Main Street at Second Street should be reorganized to: Bring the Civic Center identification all the way out to Main Street in a bold and expressive manner. Allow long views into the Civic Center upon entering in order to see at a glance - the City Hall, the Library and the future Marshall Fredericks sculpture. Ease traffic access and circulation maneuvers into and within the area through better layout design. Provide better pick-up and drop-off functions. Soften the parking lot in front of City Hall to give the area a broader 'civic setting'. 4. I I I I I Develop detailed schematic design plans for Second Street to create an immediately identifiable "Civic Corridor". The master plan for this corridor is shown on Page 4-17. This should be designed to create a visual and functional linkage the entire length from the Farmers' Market (per #3 above) to the new AMTRAK Station. (Even if the connection to AMTRAK is only visual it should appear to be linked to the civic corridor.) This corridor will reinforce and enhance Royal Oak's "other personality" as an important governmental center. This is an important component of the Vision for Royal Oak as a complete, traditional Downtown. The design of the future AMTRAK station should follow the design themes established for the Civic Corridor and the Post Office Plaza. 5. Create a post office plaza as part of the Civic corridor, which improves post office circulation and pedestrian safety; including some short-term parking. This should be designed to coordinate with new office development to the south on REDEVELOPMENT PARCEL V. This could be a shared public/private improvement project. 4 · 14 �I I I I I I I URBAN PLANNING AND DESIGN Streetscape 6. Improve and expand the existing Fifth Street promenade in conjunction with the redevelopment of parcels I & V. The concept for this promenade should be to create a strong pedestrian linkage and leisure space for all of the existing and future activities between Washington and West Streets . 7. Mini-parks and mini-plazas should be developed at every opportunity. The First of America Plaza at Fourth Street and Lafayette Street is a good model for creating architecture which provides for space at a street intersection for public benefit. The building site of Redevelopment Parcel I should mirror this condition. New buildings in Redevelopment Parcel II should also include this feature at both comers on Washington Avenue. 8. Land consolidation of odd parcels near Main Street and the railroad could create unified open spaces of this important entry area into Downtown . Properly coordinated with railroad row treatments these parcels could enhance & upgrade views along the railroad corridor; turning odd panels of left over land into a pleasing vista through Downtown. 9. Oakland Community College should be encouraged to create unified and enhanced plazas for students as it grows over time. Southward expansion provides the opportunity to treat Lincoln and Center Streets as internal campus circulation ways. They could be designed to be pedestrian safe with the development of plaza like amenities for leisure activities at the edges; and could be closed to traffic for special events. 10. Redevelopment Parcel II should be designed to have protected and landscaped outdoor spaces for senior citizen activities. The comer of Troy and Sixth Streets should be a mini-plaza/park which links the skilled care facilities with the new housing east of Troy. 11. Coordinate all open space development with the Royal Oak Parks and Recreation Department 1993 Master Plan . 12. Create signage for a walking tour of Royal Oak highlighting historical and cultural features including landscape plant material labeling. Priorities for implementing the Parks and Plazas recommendations should be: Near-Term Railroad Park & Railroad Row planning; and phased improvements. Farmers' Market and Events Plaza planning; and phased improvements. 4 · 15 �I I I I I I I URBAN PLANNING AND DESIGN Streetscape Mid-Term Railroad Park continued implementation. Civic Corridor planning; and phased improvements. (City Hall entrance from Main Street should be the first priority on the civic corridor. Mini-parks and plazas in conjunction with private improvements on redevelopment parcels. Fifth Street promenade and Post Office Plaza in conjunction with private development of both Redevelopment Parcels V. a I I I Long-Term Land consolidation for mini-parks at Main Street and the railroad R.O.W. Civic Center Plaza redevelopment to link the Farmers' Market and Events Plaza with Main Street. Funding sources for these projects is detailed on the Action Chart on Page 4-32 and include the following: TIF and DNR for public parks and plazas, land acquisition , planning and improvements. ISTEA for improvements within transportation R.O.W.'s. Private contributions for plazas in conjunction with redevelopment. CDBG's and TIF for land consolidation . I I I I I I • Paving, Furnishing and Landscape 1. Implement current streetscape improvement grant requests (Priority 1) to complete streetscape improvements on Lafayette, Fifth and Sixth Streets using standard Royal Oak details. (Note: See Streetscape Development Phasing, Page 4-18.) 2. Develop a •core Area• Streetscape Design Plan (See Page 4 -17) which addresses the Framework planning goals for this important "heart• of Downtown which includes: a. b. The Second Street Civic Corridor The Third Street connector to the Center Street deck 4 · 16 �URBAN PLANNING AND DESIGN ENHANCED ENTRANCE PRIMARY GATEWAY (TO DOWNTOWN) SECONDARY GATEWAY (TO CIVIC CENTER) Core Area Master Plan TO CIVIC CENTER CIVIC EVENTS PLAZA POST OFFICE PLAZA l..____,, '----- EXPANDED FARMERS' MARKET SECOND STREET CIVIC CORRIDOR EXPANDED CIVIC CENTER PARKING ENHANCED CENTER STREET DECK THIRD STREET PARKING CORRIDOR RAILROAD R.O.W. ILDING NHANCEMENTS SPECIAL PAVING AT FOURTH STREET EAST/WEST CONNECTOR PEDESTRIAN CROSSING \ RAILROAD PARK AND NEW CITY HALL DECK CENTRAL OPEN SPACE NEW PARKING LOT /FUTURE DECK CORE AREA development seeks to unify and organize this northern portion of the Downtown along the east/ Street becomes the Civic Corridor, linking the public and governmental functions of the City together into an id w~~t st reets as they cross Main Street. Second 1 characterize this edge of Downtown. Enhanced and new parking facilities are developed al~ng the Third St e~ iabl_e whole._ New and expanded public plaz centrally located for the increasing business and civic activities. Fourth Street is enriched with additional lan;e com d or. This makes parking easy to find a~ order to create a visual orientation feature and image area within the city. The Railroad Park Will be a special f!~~ped ope_n spaces and pedestrian amenitie:~n Washington Street areas. ure th at is shared by both the Main Street and Refer to narrative on pages 4•8 - 4•21 4 • 17 �• • • • • • URBAN PLANNING AND DESIGN Streetscape Development Phasing ~:J CORE AREA EXISTING IMPROVEMENTS - UPDATING AS REQUIRED CP 1 (NEAR-TERM PRIORITY) 2 (MID-TERM PRIORITY) 3 (LONG-TERM PRIORITY) R. REDEVELOPMENT AREA IMPROVEMENTS (CURRENTLY COMMITTED PROJECTS) Refer to narrative on page 4•16 - 4•25 4 • 18 �• • • • • • • • • URBAN PLANNING AND DESIGN Streetscape c. d. 3. The Center and Fourth Street/Railroad Park area Main Street intersections at Second, Third, and Fourth Streets Implement Priority 2 projects in light of design concepts and phasing strategies from Item 2 above (mid-tenn projects). These may not be typical Royal Oak details because of the special identification needs of this core area . All other new streetscape improvements outside of the core area, and not included in Redevelopment Parcels, are to be long-tenn implementation priorities. Redevelopment Parcel streetscape improvements should be shared public/private joint ventures which meet the objectives of the Framework Plan and guidelines established by the City . 4. Develop special designs for road and railroad crossings, per the Framework Plan. These should include vehicular and pedestrian path designation, using special paving and bollard treatments to enhance vehicular/pedestrian separation, and to designate the railroad ROW . Create special lighting and pageantry to improve the recognition and safety of these crossings. 5. Perfonn an evaluation of current streetscape conditions in order to: a. Establish the level of flexibility allowed to private developers for miniplazas and mini-parks. b. Insure ADA confonnance. c. Incorporate the objectives of the Framework Plan for special corridor and gateway identification. d. Evaluate the durability characteristics and maintenance requirements of existing and proposed materials, and design details. 6. Develop a comprehensive and flexible set of guidelines for facade design and improvements which meet the objectives of freedom of expression, with traditional fonns. 7. Introduce a different species of tree(s) on Second, Third and Fourth Streets, between Main and Washington Avenue, to visually distinguish the Core Area. Consider Ash and lindens for this purpose and as replacements for failing Honey Locusts. 8. Establish and coordinate an auxiliary flower planting program. 9. Choose street fumishing which utilize recycled materials when of an acceptable appearance and quality. 4 · 19 �• • • • • • • URBAN PLANNING AND DESIGN Streetscape 10. Replace wooden street furnishings with furnishing made with colorful, durable, low maintenance and, where possible, recycled materials. 11. Use concrete pavers in favor of brick pavers for better durability, color consistency and ease of snow removal 12. Provide routine maintenance to all painted surfaces on street furnishings using durable epoxy paints. 13. Establish a City color theme that coordinates the proposed signage system with street furnishing systems and considers a bright yet tasteful color palette. 14. Remove unused concrete "kiosks,• or promote their use for special advertising displays. 15. Inventory the condition of existing street planting and furnishings. Replace failing or damaged trees, shrubs, flowers, benches and trash receptacles as soon as possible. 16. Continue to use the City's currently approved, side walk improvement details for both public and private improvements. (See Page 7-41) Lighting 1. Implement lighting improvements based upon the Lighting Improvements Phasing Plan on Page 4-21 . These priorities are based upon: a. b. c. d. The needs for an improved sense of security as identified on the lighting analysis. (See Page 7-43) Currently planned or funded streetscape improvement projects. The specific need for better identification, enhancement and a sense of security associated with the Center Street parking deck and the approach route to the deck. Coordination with streetscape improvement projects. (See Page 4-18) 2. Continue to use the pedestrian lighting fixture which is currently specified for streetscape improvements. This fixture should also be used for future lighting improvements along Main Street south to Lincoln Street. It should remain the standard for all areas of the DOA districts north of Lincoln including the Redevelopment Parcels. From Lincoln Street south repeat the "Georgetown" type fixture that is used for the "Crosswinds" residential redevelopment. 3. Relight the interior of Center Street parking deck (in conjunction with interior painting using a white or light colored paint) . Special attention should be given to lighting the interior walls in front of the parked cars for enhanced visibility in potential hiding places. 4 · 20 �• • • • • • I ~ URBAN PLANNING AND DESIGN Lighting Improvements Phasing Plan 1 NEAR TERM 2 MIDTERM 3 LONGTERM R • •II • Refer to narrative on page 4•20 - 4•22 4 • 21 �URBAN PLANNING AND DESIGN Streetscape 4. Light the exterior of the Center Street deck using a combination of landscape lighting and soft, carefully placed building lighting. Pay special attention to accenting the entry point to orient and attract the first time user. 5. Provide specialty lighting along Third Street between Main and Center Streets, using such sources as heavy duty bollards, runway lights, twinkle lights or other unique treatments. This is a critical orientation corridor to draw visitors to the Center Street deck. These treatments should be designed in combination with other specialty streetscape elements such as a planting median , special bollard treatments and/or special landscape planting, etc., to visually reinforce this corridor. 6. Require private developers to participate financially in, and coordinate the design of their street lighting improvements as part of Redevelopment projects with the city standards. 7. Encourage business owners to develop special building and window display lighting to supplement and to add accent and interest to the streetscape. 8. Encourage building lighting at the rear of buildings and in alleyways to highlight their business as well as improve security. 9. Continue and expand seasonal twinkle light displays. 10. Require cut off luminaries for pole lighting in areas not adequately lighted by pedestrian lights. • • •ii II • 11. Perform a detailed lighting study to establish specifications for parking deck and parking lot lighting improvements. Consider alternative light sources (such as mercury vapor and metal halide which give off light of different colors) to create a visual distinction that identifies parking areas as different from streets, and primary streets as distinct from secondary streets . . Buildings and Alleyways 1. Limit building heights to three floors for all new construction except for designated and approved "Landmark" buildings (approved by consensus of ODA, City, and the Planning Commission) . 2. Promote residential and office developmenVredevelopment above 1st floor commercial. 3. Illuminate historic and landmark architecture. (See Orientation and Identity Plan, Page 4-12) 4 · 22 �• • • • • • -• • • • •II ~ ~ II II URBAN PLANNING AND DESIGN Streetscape 4. Fonnally acquaint private property owners with the principles for private property enhancements and renovation outlined in this report. Provide ODA managed design assistance to property owners through a selected list of approved consultants and/or an Executive Design Consultant. Offer cost sharing incentives for these services as an investment in the public appearance of Downtown. 5. Encourage building facade improvements based upon the following principles (See Page 4•26) : Maintain the traditional, human scale of 1 - 3 story structures with large (open or pained) display windows on the street level and small single windows on the 2nd and 3rd floors . Create or reestablish recessed entrances for: additional display, protection from the weather, interesting building massing and relief , and a welcoming gesture in the architecture. Use durable, traditional materials. Favor stone, brick (painted or unpainted), painted wood, and solid metals. Avoid veneers, extruded or sheet metals, rustic woods, and plastics. Use awnings for: weather protection, projecting yet attractive signage, soft lighting effects, color, personalized graphics, and a traditional feeling. Favor traditional angular awnings. Discourage barrel awnings. Remove applied facades and restore to original fonn and materials when they are of good quality. Give definition to entrances, using awnings, lighting, along with special pavings and architectural treatments in recessed entrances. Create consistency of expression (i.e., do not treat upper floors differently than the street level facades) . Remember to accent the highest part of the building - it fonns the skyline and should not be forgotten . Consider the design of all elements; nothing should be an after thought, such as: weak sign supports, exposed wiring, or tack-on lighting . Reference traditional fonns found in the more historic existing buildings. These can be dealt with creatively, and need not be trite or imitative. A column, for example, can be very traditional or very modem and playful, while still referencing the historic column fonn. 4 · 23 �URBAN PLANNING AND DESIGN Streetscape 6. Improve alleyway appearance through physical design and/or ordinance control of the following: Dumpster consolidation and "dumpster banking" . Shared recycling and refuse compactors. Internal building containment of dumpsters. Required building condition improvements (special assessments and/or penalties). Clean up enforcement and penalties. Pavement and drainage improvements, especially paving at "threshold" to separate visually from sidewalk. Mandatory hose bibs at rear of buildings for clean up. One-way alley circulation for additional space to create visual screens as walls and/or bollards. Coordinated municipal lighting in alleys. Common light reflecting paint colors through the entire length of alley. and/or Faux building painting to create playful, mock building facades and/or Traditional style store names, or advertising painted on walls. • • •II II • Enhancements to rear entrances and doors (canopies, flags, signage, banners) , which will not obstruct truck traffic . Alleyway improvement should be coordinated with instructions on facade improvements through DOA sponsored seminars. The DOA should take the initiative to gain consensus among business owners, through the Downtown Merchant's Association, to work together to achieve these objectives; and the City should be responsible for diligent enforcement of maintenance and zoning compliance. A near-term priority for alley improvements should be the alley between Third and Fourth Street on the west side of Main Street. 4 · 24 �• • • • • • •1B • • • • • • •II -Ill • URBAN PLANNING AND DESIGN Streetscape Funding options for joint public/private property improvements to facades and alley ways include: CDBG funds for clean-up efforts, tax credits for historical renovation, ISTEA funds for R.O.W. improvements (especially if there are circulation efficiency and safety improvements or historic improvements), TIF monies for major capitol improvement projects, National Endowment for the Arts funding for public art, and CDBG funded low interest revolving loan funds . 4 · 25 �•••••••••••••••••• .,.., t.' ft(: URBAN PLANNING AND DESIGN Streetscape Design Concepts / ~" ( ')u~2n~ " l'e,ro- .,,,,,--~~=~~liqhti~ l'l nc, · rt,'n11ech,tt, ~.n r, I ~~~ I~~ ~,n'!> n~e..~.' k~~r'oor-~~ -Joy rt5tttntl~ ~ .d'f' OfJlOL . ~ ~,w~I stuled BWT\IJ~S ibr .~ I fyt~p-o Oh . lnCOYJ:Of~ Sjqr\ . ~ u= Mimic aYci,rl"ecl1Jrz,1 ~~t£-e~raw ..:.. ......~-n 1r~1mc; ':, . novi,re ~ "M ~( • ~ rol-c.oveY' VIOJ.6 . c~e d1SPJ8<.1~ \ · flovide.~t.tr.frl1' ~ ,nto ~ s wrfh rttfUldY'IVi I I '-.. 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IP.,P.Pl'I< I© ➔ - .IJ~vn?l/q_ tvlnt(lf rz,J,n~M1~9/)~ tJYtlflihl~ ''thhY'ff +~q_H,q~tir.c, . t· - /raJV1)1Y7'tlM ct~ fiu rn~~ df1 ~~ft/ '~vea tdnlh, 1a'f1m ptqn'? - JncorptH?/1M of- co/o ~, ~hric for:~ t¥>1~ 9[!;:,~, l/)ftr1~ b8nnev,,. - -~ ~ 9~re $~f,c idim~ fov- ••m~,~ rn s11n "dJ~pl249, 't - �-.--.-. • •««= • • • • • • ll W W • · • • • ■ .• , RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS URBAN PLANNING AND DESIGN - Install Pedestrian Crossings on Main Street DDNCity 1 $155,000 EA. ISTENBS - Enhance Third Street - Main to Center Street DDNCity 1 $400/LF TIF ISTENCDBG/BS - Improve Railroad ROW DDNCity 1 $300/LF TIF/ISTENBS - Develop Comprehensive Signage & Gateway Design Plan City/ODA 1 $50,000 TIF/GF/CDBG - Install Additional Traffic Lights & Turn Signals on Main St. City/Eng. 1 $75,000 ISTENMDOT - Develop a Concept Design Plan for the Core Area including Railroad Park and Railroad ROW DDNCity 1 $30,000 ISTENDNR/TIF - Develop a Royal Oak/DOA Logo DOA 1 $4,000 TIF - Develop Detailed Facade Design Guidelines and a Design Assistance Program DDNCity/DM 2 $30,000 TIF/CDBG/GF - Develop Farmers Market Events Plaza DDNCity 2 $900,000 TIF/CDBG - Enhance Second Street as Civic Corridor DOA 2 a TIF/ISTENCDBG/BS - Develop Public Art and Alleyway Art Program ODA 2 -- Design Compet/NEA - Install Electronic Information Kiosks DOA 2 $150,000 Special Assessment - Develop Railroad Park DDNCity a. b. c. d. BS CDBG ODA • c,., ~ a Cost to be determine by future design Private market wlll determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs cc ~ 2-3 OM DNA = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF = General Fund ISTEA = lntermodal Surface Transportation Efficiency Act NEA = National Endowment for the Arts OCC = Oakland Community College TIF = Tax Increment Financing TIF/DNR/CDBG/ISTEA �• • • • • • •p • • • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responsibilities INTRODUCTION The City and the DOA have worked together to produce extraordinary physical improvements in Downtown Royal Oak. The streetscaping, parking decks and garages, and other physical changes that have been established represent major assets and investments. However, to fully capitalize upon these investments and the other physical improvements recommended in this plan, a similar commitment needs to be made to managing these assets and the operations and services provided Downtown. As suggested in the previous paragraph, the vision for Downtown Royal Oak is reflected in the plan's important land use, market, urban planning and design elements. The recommendations and implementation strategies described in the preceding sections have primarily addressed those physical and economic issues. In this section the focus shifts to the equally important programmatic elements of the vision and Downtown plan. First, recommendations for the organizational framework and responsibilities are given. Following those is a set of recommendations regarding cooperative retail management and providing Downtown services. Success inevitably leads to new problems and challenges, and this is certainly being recognized in Downtown Royal Oak. As daytime and evening employment, shopping, dining, entertainment and service activity increases, the efficient use of existing parking, security and maintenance resources has become more critical. Likewise, to remain competitive within the region and even within Downtown Royal Oak itself, merchants will need to continually upgrade their promotion, marketing, and management practices. These increased demands for providing services and improved retail management have led to our recommending a number of new or upgraded Downtown functions in this part of the plan. These functions logically can be distributed among three current organizations responsible for Downtown development and service: the City, the DOA, and the Chamber of Commerce and its Downtown Merchants subcommittee. However, as these recommended functions and others continue to expand and be implemented, the City and the DOA may see an evolving need for a different distribution of these responsibilities among the DOA, the City, and the Chamber of Commerce/Merchants. ORGANIZATIONAL STRUCTURE AND RESPONSIBILITIES Analysis The present system of organization and responsibilities for Downtown functions fall into four general categories: a) Downtown promotion and marketing, b) economic development and physical improvements, c) service and maintenance and d) public policy. Promotion and marketing has primarily been the responsibility of the Greater Royal Oak Chamber of Commerce which allocates one-third of its resources to Downtown . The Downtown Merchants 5 -1 �■ • • • • •II II • • • • • • • ••• • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responslbllltles Association, a Chamber subcommittee, also assists in this effort while the DDA provides financial support for several Downtown Chamber activities. Authority and responsibility for public policy (e.g. land use, zoning and planning) along with Downtown service and maintenance functions are vested in the City itself with input from various groups such as the Plan Commission, DDA, professional staff and citizens . Economic development functions including many of the physical improvements sucn as streetscaping, lighting, and redevelopment activities are coordinated through the DDA. The DDA is authorized to raise revenues and to finance public improvements through: 1) the Barton/Lafayette development district's special ad valorem tax levy and 2) through the incremental tax revenues captured by the tax increment financing (TIF) district. Another important asset to Downtown, the parking garages and lots, were developed and financed by the City Parking Authority. (Additional details of the present system are provided in Section 7 ( See Pages 7-47 thru 7-52). The accomplishments of these groups are quite impressive and reflect their foresight, vision, and commitment to the future of Royal Oak's Downtown. In many respects, the foundation for Downtown's success has been established by the improvements completed in Downtown and the redevelopment underway at 1-696. The following recommendations offer a strategy for effectively and efficiently building on this foundation by refining the structure and responsibilities for Downtown management and servicing functions. Recommendations and Implementation 1. The DDA should retain primary responsibility for coordinating Downtown economic development and the associated physical improvements including those recommended in this plan. City staff (Community Development) should continue to provide professional resources to DDA necessary for securing funding and administration of major physical improvements projects Downtown. The success of the combined City/DDA efforts in the areas of economic development and physical improvements indicates that their experience, skills, and financial resources of this organization should continue to be focused on this aspect of the Downtown plan. The Downtown Merchants Association should assume increased responsibility for providing additional coordinated Downtown promotion and marketing activities and for selected specialized services. As the demand and need for these services increase, the means for providing them should evolve from part-time volunteer assistance to a paid part-time or full-time Downtown Coordinator position described on page 5-5. In either case, the Downtown Merchants should direct these activities and functions . These expanded responsibilities should eventually include general oversight and coordination of Downtown promotion, marketing, business retention and attraction activities; oversight and administration of expanded Downtown maintenance activities, organizing a new Downtown security network, and other functions described below and in the section on Cooperative Retail Management. Funding for these expanded activities and services should 5 -2 �■ ■ • • • • •II • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responslblllties be derived from a special assessment in the Downtown area or from a reallocation of a portion of the revenue generated by the present 1.8 Mil levy . 2. The present system of funding operational costs for the DDA should be refined to allow more revenues to be available for operational purposes . Presently, the 1.8 Mil levy generates approximately $78,000 based on the $43.6 million equalized value in the district. However, more than half of that revenue ($40,000} is captured by the TIF district which overlays most of the Downtown District. Consequently, the operations budget, under the present system, will not benefit from future increased investment and the resulting increased assessed values created in the Downtown area. Possible solutions to this anomaly could include: a} Allow the full amount of the DDA operational levy revenues to be used for operational purposes; b} allocate a portion of TIF funds for operating purposes; or c} impose a voluntary operating assessment on Downtown properties or businesses that would not be captured by TIF. The recommended solution would be to allow the full amount of the DDA operational levy revenues, including those captured by TIF, to be used for operational purposes. This would provide additional funds to be available for expanded maintenance, security, and marketing services required to properly serve the increasing needs to Downtown. 3. The DDA and the City should continue to be the primary service providers for Downtown. The exception to this would be that responsibility for landscape maintenance in selected areas could more appropriately be assigned to civic organizations or the Downtown Merchants Association. Alley maintenance and other supplemental service, such as additional special refuse collections, should be coordinated by the Merchants Association. By coordinating additional maintenance services, the merchants may be able to get reduced rates and/or improved service. 4. Public policy as reflected in zoning, sign ordinances, and other regulatory measures will, of course, remain a City responsibility. It is important to remember that the administration and enforcement of these public policy measures is carried out by city staff while the policy is formulated by elected and appointed citizens. It will be important for the DDA to continue to work closely with City officials and staff to ensure that these policies are consistent with and reinforce the Downtown plan. Likewise, the Downtown Merchants Association should assist in providing input to the DDA and City on policy formulation issues and should work closely with the City staff to help facilitate administration and enforcement of regulations effectively Downtown. 5. The present system of financing and building parking structures and facilities should be retained. The existing method of decision-making -- 5 .3 �• • • • • • •II • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responsibilities the Staff Parking Committee and Citizen's Parking Committee making recommendations to the City Commission -- seems to operate adequately to address individual parking concerns and policy changes . However, a parking consulting firm should be hired to prepare a Downtown parking management plan . The plan is needed to evaluate the entire parking system and its various component parts and to make recommendations for physical and policy changes as deemed necessary. Implementation of this plan could be accomplished under the existing organizational structure . 6. The organizational structure that presently exists can be used to accommodate the anticipated new or expanded services and cooperative retail management recommendations. The distribution of these functions among the DOA, the City, and the Merchants Association/Chamber can be determined according to the objectives and resources of each organization. Included among the expanded functions that should be considered are: Coordinate Downtown promotion and target marketing (the Chamber would continue to provide overall area wide promotion for the Greater Royal Oak area and to sponsor major activities). Organize and implement a Downtown parking management system . Coordinate selected Downtown special events with the Chamber. Promote Downtown redevelopment sites . Direct and/or manage selected Downtown service functions such as landscaping maintenance and alley maintenance . Implement those elements of a Downtown cooperative retail management system agreed upon by Downtown merchants and the ODA . Organize specialized training targeted to Downtown businesses. Work to retain existing business and to attract targeted businesses and services Downtown . Implement a facade design and improvement program described in Section 4. Improve directional and business identification signage. Promote urban design to identify and unify Downtown business areas . Implement other programmatic recommendations of the Downtown plan. 5 .4 �•■ • • • • • ORGANIZATION, MANAGEMENT AND SERVICING COOPERATIVE RETAIL MANAGEMENT Analysis One of the recommendations in the market strategies section was that Downtown Royal Oak should not compete against the shopping malls for general merchandise, comparison shopping. Several participants in the planning workshops observed that Downtown is an "unman· and that unlike shopping centers with one or more "anchor• stores, in Royal Oak "Downtown is the anchor.• However, one of the great advantages that shopping malls have over retailing in most Downtowns is their centralized control and coordination of rents, parking, marketing, hours of operation, maintenance, landscaping, signage and appearance and design of the stores. In a traditional Downtown such as Royal Oak, with many privately - owned businesses and many landlords, these factors are much more difficult to control or coordinate. In fact, the creative, independent entrepreneurial talent that makes Royal Oak so interesting and successful for specialty retailing and restaurants makes it especially challenging to try to coordinate factors such as promotion and marketing, hours of operation, maintenance and design. The perceived optional hours of operation for the businesses may be very different due to different target markets and dramatic or eclectic store, display or signage designs used by these creative businesses. Yet, to varying degrees, coordination of these factors is important to the individual and collective success of Royal Oak's Downtown businesses. The following recommendations incorporate selected elements of a cooperative retail management system designed to enhance the function, appearance, and security of Downtown. Each contributes to the vision for Downtown and to enhancing the competitive position of Downtown retailers and other businesses. Recommendations and Implementation • Promotion and Marketing Promotion and marketing will become increasingly important to the continuing sustained success of Downtown as other communities and retail areas attempt to emulate Royal Oak's unique retail environment and mix of businesses. The following recommendations are offered as actions to ensure that Downtown retains its competitive advantage in the constantly changing marketplace: a. A Downtown Coordinator should be appointed by the Merchant's Association. This initially could be a part-time position. The Downtown Coordinator would be the "point person• for promotion and marketing, and for many of the parking, security, and maintenance recommendations discussed below. This would also include design and coordination of Downtown business retention, development and recruitment activities including incentives for attracting targeted businesses. 5.5 �• • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING b. Design a standardized sign for Downtown stores and restaurants to list hours of business. One approach to this would be to sponsor a design competition through Oakland Community College with a prize for the winning design . · c. Coordinate and publicize business hours or encourage restaurants in close proximity to each other to do so. Encourage similar types of retail businesses to standardize hours and select the same night(s) for expanded evening hours . d. Designate employee parking areas and secure agreements with employers to provide free employee parking for using the designated areas. Compliance could also be encouraged by providing security escorts for employees working evening hours. e. Conduct small business seminars for Downtown retailers addressing advertising, window displays, and management topics. f. Assist in producing guidelines for facade design and improvements (see Section 4). g. Assist in improving directional and business identification signage (see Section 4). h. Expand special events programs and strategies to help spotlight specific groups of businesses in much the same way that "A Taste of Royal Oak" features the Downtown restaurants. • Parking Hire a parking management consulting finn to fonnulate a comprehensive Downtown parking management system. The key tasks in the preparation of the parking management system would include: a preliminary analysis based upon an initial site examination, review of background data and discussions with City/ODA representatives; a supply and demand study, a parking management study; and a final report with policy and actions to implement the plan (The cost estimated for preparing the parking management system is $6,000 - $7,000 for the preliminary analysis and $25,000 to $40,000 for the entire plan; some savings to this estimated cost may be realized because of the extensive inventory work done by HEPY as a part of the Downtown plan). The parking inventory and analysis work completed by HEPY (see Section 7) and the interviews and workshops conducted as a part of the plan identified a number of problems and issues related to Downtown parking including: a lack of spaces in selected areas such as the City Hall lot; perceptions of a lack of spaces in other Downtown locations; employees use of short-tenn spaces intended to serve patrons; uneven distribution of parking spaces in relationship to parking demand; some poorly lighted/remote or "unfriendly" spaces; 5-6 �■ ■ ■ •■ ■ •■ ■ ■ ■ • • ORGANIZATION, MANAGEMENT AND SERVICING confusion or uncertainty over the location, access, and public availability to some lots and garages. The existing lots and garages are valuable assets to Downtown and their use needs to be maximized. While a parking management system with strategic pricing and other components is necessary, selected immediate improvements can be undertaken as suggested below. a. Improve wayfinding to lots and garages with coordinated signage, lighting, and streetscaping. b. Provide a garage attendant at the Center Street parking deck until midnight. c. Rope off lower level spaces in the Center Street Garage until 10 A.M . to reserve them for customer parking. d. Provide parking tokens for short-tenn patron parking. e. Provide a security patrol on goH carts or bicycles for parking garages. f. Allow free parking in the Center Street deck after 6:00 P.M. g. Extend the street parking meter time to 9:00 P.M. and increase enforcement during this critical time. h. Encourage restaurants to offer valet parking, free of charge, in the parking decks after 6:00 p.m . i. Encourage merchants to require their employees to use deck parking in order to free up street parking for customers. j. Encourage merchants and organizations to print parking location maps on printed materials such as advertisements, menus, tickets and shopping bags . . Security Though Downtown Royal Oak is perceived as a safe environment for Downtown visitors, workers, and residents, there is concern that the increased nighttime activity and entertainment, along with the sometimes intimidating environment created by parking garages, may warrant extra attention to security. Participants in the Downtown planning process emphasized that the perception and image of Downtown as a safe, secure place to visit, live, and work is of critical importance. The following recommendations offer actions and strategies for implementing an increased level of actual and perceived security. 5 .7 �• • • • •■ • •■ ORGANIZATION, MANAGEMENT AND SERVICING a. Lighting should be improved in strategic areas such as the north end of the Sherman Drive parking lot, the Center Street lot, the Railroad lot and at several other specific locations identified in Section 4. (see Pages 4-21 and 7-43) b. Police on golf carts and/or bicycles should be used as a mobile patrol of parking garages, parking lots, and nighttime activity areas. c. The visibility of police should be increased based on strategies formullated cooperatively between the Police Department, the Downtown Merchants Association, and the DDA. d. A Downtown security network should be established to share information and resources between the Police Department and the Downtown businesses. The Downtown Coordinator should initiate this network that would include security workshops conducted by the Police Department and an information exchange network, such as a phone or fax chain, to keep Downtown businesses informed of security issues. e. Install a security box call system for areas perceived as being less safe or secure (e.g. parking garages). This would be undertaken only after additional study by and consultation with the Police Department which should be the first step in implementing this recommendation . ■ • • • • • • • Maintenance The present system of Downtown maintenance, as outlined earlier in this section and as detailed on pages 7-47 thru 7-52 in Section 7, should continue with the City Recreation/Public Service Department providing the majority of the manpower and resources. Three specific exceptions to this system are recommended below . a. The Downtown Merchants Association should contract directly for special alley maintenance using special assessment or other dedicated funds generated Downtown. b. Landscaping maintenance for selected streetscape improvements requiring seasonal maintenance and summertime litter and seasonal planting should be the responsibility of the Downtown Merchants Association. The estimated budget for this item could range from $5,000 to $10,000 depending upon the areas involved. This should also be an expense funded through a special assessment in the district. This is also a type of Downtown service that lends itself to assistance from local civic groups or merchants that will "adopt" a specific block or landscaped area to maintain. An "adopt-a-block" program should have a pre-established set of guidelines and/or commitments for participants prior to implementation. 5 -8 �• ORGANIZATION, MANAGEMENT AND SERVICING c. A coordinated alleyways improvement and maintenance program should be established through the Downtown Merchants and the DDA as outlined on pages 4•23 and 4•24. The city should assist with the necessary zoning regulation and enforcement to support these efforts. 5.9 �ORGANIZATION, MANAGEMENT AND SERVICING The Role of the Downtown Coordinator .- ---- -------7 City Commission I I I I City Manager ~---- -- Downtown Development Authority Chamber of Commerce DDA Executive Director Downtown Merchants Association City Services ' ----------- - - - - Downtown Coordinator Coordinator Activities Direct Responsibilities The Downtown Coordinator will be the "point person" for promotion and marketing, and for many of the parking, security, and maintenance recommendations outlined in Section 5. This would also include design and coordination of Downtown business retention, development and recruitment activities including incentives for attracting targeted businesses. 5 • 10 �• •••• .•~-, RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS ORGANIZATION & COOPERATIVE RETAIL MANAGEMENT - Hire Downtown Coordinator OM 1 $35K- $40,000 - Standardize restaurant and retail business hours OM 1 - - Develop standard sign for listing hours OM 1 - Designate employee parking locations OM/City 1 - - Promote urban design to identify and unify business areas DDNCity 1 -- - Sponsor small business/retailing seminars OM/CC 2 $2,000 + Special Assessment - Establish guidelines for facade design and improvements DDNCity 2 $20,000 CDBG - Develop coordinated retail promotion/ marketing/advertising OM/CC 2 $6,000 .Special Assessment - Expand and coordinate special events programs and strategies OM/CC/City 2 $10,000 - Expand Farmer's Market to a full-time Produce Market DDNCC/City/County 3 a/b/c b/c - Create a retail retention and attraction program CC/City/OM 3 - -- b. Private market will determine cost and/or funding c. Separate Institutional or municipal funding d. Annual cost without payroll costs BS = = CDBG = ODA = OM = DNR = c.n ........• Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = Design Competition (OCC) $1,000 a. Cost to be determine by future design cc Special Assessment/CC General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing -- EDC DDACC �•• ..... di.: RECOMMENDATIONS FOR ACTION Summary PHASING ACTION RESPONSIBILITY PRIORITY COST FUNDING OPTIONS PARKING - Hire Parking Management Consultant City/ODA 1 $25K - 40,000/d - Rope Off Spaces In Center Street Garage Until 10:00 a.m. ConsultanVClty 1 -- Provide Free Night Parking at Center Street Deck after 6 p.m. City 1 --- Improve Wayflndlng with Slgnage, Lighting and Streetscaplng (See Pages 4-10 and 4•22 for priorities by area.) ODA 1-2 a ISTEA/TIF Improve Lighting at Decks and Access Corridors (See Page 4•22 for priority by area.) ODA 1-2 a TIF - Strategically Price Parking/Establish Merchant Policies ConsultanVClty 1 . Utilize Tokens for Short-Term Parkers OM/City 1 --- --- . Provide Security Patrol for Garages OM 1 $18,000/d - Enforce Street Meter Parking Until 9:00 p.m. City 1 -- . . a. b. c. d. Cost to be determine by future design Private market will determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs BS cc CDBG ODA OM DNA (11 I \) = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing ISTEA/TIF .. Special Assessment .. �• .... ~ie RECOMMENDATIONS FOR ACTION Summary PHASING RESPONSIBILITY ACTION FUNDING OPTIONS PRIORITY COST ---- SECURITY - - Increase Visibility of Police (Including auxlllary police) City 1 Establlsh a Downtown Security Network City/OM 1 Improve Lighting of Primary Corridors (See Page 4-21 for priorities by area) DOA 1-2 Provide Mobile Patrol of Lots and Nighttime Activity Areas DOA 2 Install Security Call Box System City/OM 3 3 -TIF --- (See Parking) Special Assessment --- MAINTENANCE Continue Present System with the Following Exceptions: - Implement a Coordinated Alleyway Improvements Program (per 4-22) City/ODA/OM - Contract Directly for Increased refuse pickup OM Specialized Landscaping Maintenance Assumed by OM OM 1-3 a Special Assessment 2 $6,000 Special Assessment 2 -- Special Assessment a. Cost to be determine by future design b. Private market will determine cost and/or funding c. Separate Institutional or municipal funding d. Annual cost without payroll costs BS cc CDBG DDA OM DNA = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing (11 .... Co) ~ �• BUILDING THE VISION Interviews 1. WHAT ARE THE KEY STRENGTHS YOU WOULD IDENTIFY ASSOCIATED WITH ROY AL OAKS CBD? central location access to major thoroughfares, e.g. 1-75 and 1-696 cooperation among merchants reasonable commercial rents independent store operators safe/crime free friendly atmosphere, client contact with owners destination shopping and restaurants low vacancy rate good shopping destination, pedestrian scale, restaurants safe, interesting, urban experience good physical improvements so far as they have gone good mix of shops good programming of Downtown activities ambiance of area with distinctive shops (Noir Leather) fact that R.O. has a Downtown vs. surrounding communities local lending institutions there are few very large buildings (that are often difficult to find a tenant for in revitalized Downtowns 2. WHAT FACTORS WOULD YOU IDENTIFY AS BEING THE CBD'S MOST SIGNIFICANT SHORTCOMINGS , WEAKNESSES , DEFICIENCIES? need to improve streetscaping, especially on side streets need a plan to guide development 6 -2 �BUILDING THE VISION • •I Interviews parking seen as deficient, all agree better management and enforcement needed, some feel need more and better located parking need improved marketing, promotion need design/funding assistance for building and property improvement need improved lighting need increased foot patrols, R.O. police or private security no anchors stores (some felt this was not needed) no standardized business hours I Downtown needs a "theme" (fountains suggested) (others said it is not needed) railroad divide Downtown and R.O.W. is unattractive two "main" streets (Washington & Main) dilutes focus • farmers market poorly oriented and identified area between 696 and CBD a problem, link is critical "gateway" signage needed to identify CBD @ 696 and 4th/Woodward shuttle service from parking garages/lots needed, serving farmer's market and other CBD distributions pedestrian crossing, especially at unsignalized intersections on Main Street is a problem some tenants/owners don't keep up properties "arguing with success" among some who forget what Downtown was like years ago no continuity of building facades to suggest arrival in Downtown need better identification, entrances to side streets shift to TIF revenues to 696 a problem (heard both sides of this issue) 6-3 �BUILDING THE VISION •I Interviews absentee landlords may be a problem in terms of needed physical . improvements ·to properties "critical mass" of retail does not yet exist in Downtown in part because many of the shops are destination businesses I need public restrooms and telephones Downtown need Downtown information centers/location maps at strategic locations Downtown few buildings of architecturaVhistoric significance restaurants and funky shops have fickle patrons • • Woodward zips people through town without allowing them to Downtown core 3. HOW WOULD YOU CHARACTERIZE THE ROYAL OAK CBD POSITION OR ROLE VIS-A-VIS OTHER SUBURBAN COMMUNITIES' Downtown AREAS (IN TERMS OF RETAIL, OFFICE, RESIDENTIAL DEVELOPMENT}? more destination retail in Royal Oak with galleries, specialty businesses, avant-garde shops versus comparison shopping, national chains, mall-oriented retail in surrounding communities restaurants have assumed a major position in metro area market and receive good recognition Downtown Royal Oaks is not a major player in the metro area office market; it is characterized more as a small, professional office location with the exception of the First of America banking operations center • Downtown residential development is generally limited to the peripheral areas; the only high rise developments are the elderly complexes at the north and south edges of Downtown ; unlike some surrounding communities, multifamily development immediately surrounding Downtown is single family of moderate scale ; a small amount of residential rental units are found above the ground floor retail space in the Downtown area . 4. FROM YOUR PERSPECTIVE, WHAT DEVELOPMENT TRENDS OR MARKET FORCES ARE NOW AFFECTING OR ARE LIKELY TO AFFECT THE ROYAL OAK CBD IN THE FUTURE? Birmingham rent increase may allow Royal Oak to attract tenants , but it may also ultimately drive up rents in R.O. 6 -4 �I BUILDING THE VISION Interviews I I Somerset Mall upgrade may hurt R.O. a bit, but will hurt Birmingham more (some felt Somerset Mall more of a threat) • • •I to some extent R.O has been insulated from statewide downturn in real estate markets; R.O. not a major player in the suburban real estate markets other regional mall upgrades likely will affect all retailers strip centers may increasingly become competition for R.O. Downtown retailers relatively few existing condominiums in R.O. may represent potential residential development in future if "critical mass" reached in Downtown R.O. it will help all development if hospital desired to get non-essential functions off campus could create demand for back office space Downtown also need affordable housing for Downtown employees (retail, clerical, service, etc.) • • 5. WHAT ROLE AND FUNCTION SHOULD THE CBD SERVE FOR THE CITY OF ROYAL OAK? FOR THE LARGER SUBURBAN METRO AREA? regional function still evolving; destination for specialty shopping/restaurants need some general and convenience retail for residents (only 1 or 2 mentioned this) Downtown as gourmet, service, social center for residents 6. IS THERE OR COULD THERE BE A MARKET FOR HOUSING IN THE ROYAL OAK CBD? FOR WHAT TYPE OF RESIDENTIAL DEVELOPMENT? 1-696 may be test for housing market there is a general perception of demand for housing Downtown; many weren't sure what type Downtown condos most often mentioned product; townhouse scale 1- 3 story; $100,000 - $200,000 range; some mention of additional need for apartments 6 -5 �• • •I .•, do Interviews references to condos on Crooks Road (south of 13 Mile Road, 10 units, pre-sold) •I • •I •I •I I I I -I I BUILDING THE VISION target single, young married, empty nesters single family rehabs occurring on edge of Downtown area in past perceived as good housing market but not upper scale like Birmingham good schools an asset to residential development market may need City help in assembling sites of sufficient size for Downtown housing 7. WHAT TYPES OF RETAIUSERVICE BUSINESSES SHOULD BE LOCATED IN THE CBD? DO YOU BELIEVE THERE IS SUFFICIENT MARKET DEMAND TO SUPPORT THOSE TYPES OF BUSINESSES? quality book store, not chain like B. Dalton children's clothing, toys garden shops tool shops toys (adult and children's) other specialty shops like wood boats, womens full figure conference center (small) needed additional entertainment and recreation businesses shoe stores lighting gourmet kitchen more durable goods for residents selected national chain businesses okay if not too many (GAP, etc.) deli men's clothing 6-6 �■ I •■ ·•· Interviews don't need or expect an anchor, Downtown itself becomes the anchor sundries, news stand I lingerie shops 8. HOW WOULD YOU ASSESS THE DEMAND FOR OFFICE USES IN THE CBD? given present office surplus, its hard to justify more now, maybe in long-term I I • •I •I 'I I -I BUILDING THE VISION ~- larger offices or more offices Downtown would generate more daytime retail business demand for small office spaces exists - 1,500 - 3,000 sq. ft . there was a proposal for a Downtown incubator some demand for small offices on upper levels of Downtown, should reserve street level for retail lack of medical office space Downtown noted, quite a bit of small clinical space on Woodward R.O. not the same stature of business office address as in Southfield, Troy, etc . service center office like First of America great but few such opportunities 9. WHAT IS THE APPROPRIATE SCALE OR CHARACTER OF RETAIL RESIDENTIAL AND OFFICE DEVELOPMENT IN THE CBD (PEDESTRIAN ORIENTATION, HIGH RISE, "SMALL TOWN", ETC.)? ARE THERE OTHER COMMUNITIES YOU CAN THINK OF THAT ARE PARTICULAR GOOD OR BAD EXAMPLES OF THE CBD CHARACTER DESIRABLE IN ROYAL OAK? pedestrian/small town consistently the scale discussed as appropriate more intense development with high-rise residential, office should be sited at 1-696 few other examples offered, K.C. Plaza, Ann Arbor, Holland, Birmingham mentioned other "wannabes" such as Wyandotte 6,7 �■ I I I I I BUILDING THE VISION Interviews 10. ARE THERE SPECIFIC IMPEDIMENTS TO THE ROYAL OAK CBD ACHIEVING YOUR CONCEPT OF WHAT IT SHOULD BE? see comments #2 11. HOW WOULD YOU RATE PARKING, ACCESS, CIRCULATION IN THE CBD AND HOW DOES IT AFFECT THE AREA'S DEVELOPMENT AND/OR REDEVELOPMENT POTENTIAL? monthly parkers should be forced to use upper levels I I I I I I I II I I I a I shuttle needed from parking lots/garages to Downtown locations , shops, etc. enough parking, location is problem dual "main streets' a marketing problem street width good for traffic flow, bad for pedestrians 2 hour parking doesn't allow for lunch plus shopping control employee parking to provide more spaces for retail patrons put employees in farmers market and provide shuttle reopening of music theater will exacerbate parking problems better enforcement needed of existing parking rules better parking signage needed "hunting" for parking an unwanted adventure for most shoppers general consensus that number of parking spaces may be adequate but better management and enforcement, signage, etc. major problem 12. WHAT SHOULD ROYAL OAK'S CBD LOOK LIKE TEN YEARS FROM NOW? same scale better physical appearance more of the same but better coordination with Downtown, 1-696, and area between 6 -8 �I I I I I I I I I I I I I I I I I I I BUILDING THE VISION Interviews 13. OTHER RESPONSES - RANDOM TOPICS R.O. retaiVentertainment customers not looking for confonnity; must maintain diversity to retain such patrons development at 696 on long-tenn basis will help sustain Downtown R.O.; office, hotel, residential best at 696; need link between two areas marketing to Downtown ares, trade magazines say 4% of gross should be used for advertising; most R.O. retailers spend much less than that; professional marketing help for individual businesses needed Downtown does not capitalize upon the f anners market sign at Fourth and Woodward needed to direct motorists to Downtown, another electronic sign needed at 696 to announce Downtown special events don't allow attorneys and accountants to use too much street level space at the expense of retail can't have too many restaurants, liquor licenses may be the limiting factor, however streetscaping that has been done is good but needs to be expanded/improved should investigate medical office potential and improve City relationships with Beaumont Hospital railroad should be seen as a major physical planning challenge in planning efforts independence of Downtown retailers is a major strength, other side is that it is always a challenge to get "united front• with so many bright people with good but different ideas fountains should be a design element in Downtown concept of loft apartments could fit with Downtown image need to market R.O. "lifestyle" to attract Downtown residential market diagonal parking on Main should be an objective 6-9 �I I I I I I .• de, BUILDING THE VISION Interviews Downtown should be "for people" and residents , not just for specific groups as it is now must focus on "target areas• and do these areas well (physical improvements) in combination with other efforts (parking, management, marketing) I II a I I I I II I I I II I 6 · 10 �I I BUILDING THE VISION Vision Session I I I I I I I I I I I I I I I I I Vision Session I In addition to the interviews, the City of Royal Oak and the planning team held a full day Vision Building Session to further identify and gain consensus regarding issues and goals for the development of the Downtown Master Plan. The HEPY planning team pro~ded reference plans and presented basic data for the purpose of orienting the Visioning Team to the limits and nature of the planning task. Jim Cloar lead the all day session and began by showing examples of, and discussing the ingredients necessary for achieving a successful Downtown. Richard Ward reviewed national and local market trends that will affect Royal Oak's business and economic vitality. Jack Goodnoe reviewed the physical characteristics of the DOA and its context that will impact future growth and development of the Downtown. The Visioning Team jointly and in small team sessions (four teams) established a consensus list of goals to be accomplished by the Master Plan. Each of the four teams was then given the opportunity to draw their own plan of what they thought the Downtown could and should be in the future. Presentation and discussion of the characteristics of each of these plans established common elements that will be key drivers in the development of a final physical and marketing master plans. The following pages are the results of the Vision Building Session. These are the characteristics that the Visioning Team identified as royal Oaks existing strengths. 1. Accessible to 696 2. Diversity of restaurants 3. Accessible to Woodward Avenue 4. Safe and crime free 5. Residential borders 6. ODA - source of funds 7. Population density 8. Diverse housing types and costs 9. Diverse retail clientele 10. Sound city government 6 · 11 �I I I I I I II I I I I I I I I I I I .•~-, BUILDING THE VISION Vision Session I 11. Fun place to be 12. Regional public transportation 13. Identifiable existing Downtown 14. Dedicated city population 15. Effective public and private beautification projects 16. 15 Years of progress in implementation 17. Good schools 18. Its age and maturity as a community 19. Churches 20. Cultural activities 21 . Young entrepreneurs 22. Metropolitan perspective and image 23. A few key historic family businesses 24. Diverse architecture 25. City administrators are supportive of Downtown 26. Antique shops 27. Active Chamber of Commerce 28. Surrounded by affluent areas 29. Special events 30. Manageable size 31. Population mix 32. Downtown banks 33. Outdoor cafes 34. Sophistication 6 · 12 �I I I I I I I I I I I I BUILDING THE VISION Vision Session I 35. 1-696 can provide support to Downtown 36. High standard of community values 37. Services to residents 38. Service clubs 39. Farmers market 40. Affordable retail rents These are the characteristics that the Visioning Team identified as Royal Oak's existing weaknesses. 1. Poorly distributed parking 2. Lack of hotels 3. Need for conference space 4. Tax base 5. Lack of Downtown park 6. Need for more multi-family housing 7. Meter vs. free parking 8. Not enough "linked" shopping 9. Need for more diversity of shopping 10. Rising rent rates 11. Absentee landlords 12. Lack of public transit to Troy and Birmingham 13. Inadequate inner city transit 14. Many individual buildings - appearance of storefronts and architectural conditions 15. Unattractive gateways 16. No defined cultural center 6 · 13 �I I I I I I I II II I I BUILDING THE VISION Vision Session I 17. Poor signage to Downtown from expressways and major arteries 18. Lack of unified streetscape 19. Lack of defined Downtown 20. Lack of cleanliness in alleyways and parking lots 21 . Renovation of old buildings is expensive 22. Lack of rental housing in or near Downtown 23. Railroad tracks are a divider 24. Lack of general maintenance - flower beds, etc. 25. Financing shortage for public and private improvements 26. Safety is taken for granted 27. No retail anchor 28. Spill-over impacts on neighborhoods 29. Conflict on city commission 30. Need to address both strengths and weaknesses 31 . Need for bed and breakfasts 32. No tie-in to 1-696 project 33. Tougher inspection needed for code violation 34. Abundance of homeless and vagrants and buildings that house them After establishing the strengths and weaknesses, the Visioning Tearn developed this set of guidelines for physical planning, market development and management strategies. 1. Stabilize, strengthen , and nurture the existing assets 2. Do not emphasize large commercial anchor 3. Respond and manage appropriate target mix of elements 4. Avoid trendiness 6 · 14 �I I I I I I I •II -II -I BUILDING THE VISION Vision Session I 5. Encourage independent shops as cumulative "anchor" 6. Retail should serve both the community and the Metro Area 7. Variety of patrons is a strength 8. Appearance needs attention to design, maintenance, cleanliness 9. Multi-family residential needed near Downtown 10. Better parking management required 11 . Broad base of special events 12. Improved mass transit to Downtown 13. Encourage and provide for cultural facilities 14. Create a productive linkage with the 1-696 project 15. Provide conference/meeting facilities In the group review of each of the four team's plans, these common characteristics emerged: Emphasis on a "center" of the Downtown linking its diverse sub areas. Need for more green space, more parks. The railroad tracks need to be buffered. Housing at the perimeter of Downtown should be stressed. Loft housing should be encouraged. Potential locations for cultural emphasis should be at the farmer's market and/or at OCC. The farmer's market should be more directly tied into the Downtown. Greater diversity of retail should be encouraged. Some new parking facilities may eventually be needed, but improvements should initially concentrate on management of existing facilities , including marketing, directional signage, strategic pricing and pennissible duration. I 6 · 15 �I I • • • • • • • BUILDING THE VISION Vision Session II Following the interviews and the Vision Building Session , and after additional research , the HEPY team established a summary of Royal Oak's assets, needs and goals that will be used to develop and test planning concepts in the next phase of work . ASSETS: 1. Location and access 2. Identifiable Downtown 3. Size, scale and density 4. Unique, fun, safe atmosphere 5. Created niche 6. Youthful and traditional 7. Residential neighborhoods NEEDS: 1. 2. Planned change and growth Novelty and interest with stability and depth Strengthened and unified image and identity 3. Parking resolution - quantity, location, management 4. Capture bypass traffic 5. Coordinated strategies (physical and market) with 1-696 development 6. Housing opportunities for living Downtown 7. Everyday services 8. New vision - proactive strategies for: Physical change Market approaches Management and promotional actions 9. Updated and expanded streetscape and improved linkages 6 · 16 �I II • • •I • • • • • • • •I - BUILDING THE VISION Vision Session II GOALS: 1. Appropriate scale and identifiable character 2. Systems to draw and accommodate traffic Downtown 3. Flexible and maturing market niches 4. "Hometown" Downtown with metropolitan flair 5. Appropriate and vital land use and market mixes 6. Enhanced variety, diversity and depth 7. People living Downtown 8. Healthy urban concentration with good linkages and amenities . 6 · 17 �•I • • I • • I I I I II II BUILDING THE VISION Vision Session II VISION SESSION II The Royal Oak Master Planning Vision Session II was held on February 24, 1993 to review the planning team's recommendations and allow the Vision Team to evaluate and offer their input to the recommendations. Priorities for implementing these recommendations were discussed. Following the Vision Session II, the planning team and Tim Towing met to review the findings and discuss the next steps to be taken. The Planning Team presented their recommendations as follows: Jim Cloar - Review of the guidelines for physical planning, market development and management strategies which were established in the Vision Session I; and review of the goals for the Vision Session II. Jack Goodnoe - Actions for growth and development (including DOA land redevelopment strategies). Richard Ward - Market strategies for economic vitality and redevelopment. Jim Cloar - Management and organizational strategies for the ODA. The Vision Team then met as review groups and offered their consensus decisions in the following Summary of T earn Comments and Recommendations. Team I Comments And Recommendations Primary discussions focused on parking needs. The Vision team was very pleased overall with the planning team's recommendations. Achieve a balance between surface and deck parking. Long-term versus short-term parking needs should be addressed. How do we organize ourselves better? How do we take the next steps? Royal Oak needs concrete recommendations regarding organization and management options. Royal Oak needs lessons on how to finance an implementing organization. Concentrate initial streetscape improvements in the core area. Expand the Civic Center in conjunction with the AMTRAK train station. Expand the Farmers' Market (tie-in the management of the Farmers' Market with the management of the ODA). Look at the area at the northwest comer of Main Street and Eleven Mile and its impacts on the DOA current and future planning. Need for gateways to be developed as a high priority. Have one full-time manager for the ODA. Get everyone to participate. II II 6 · 18 �I I • • •II • • • • BUILDING THE VISION Vision Session II Manager must aggressively maintain the vision of the Master Plan. We wish there had been more people here today (At the Vision Session) . Team II Comments And Recommendations The general ideas of the Master Plan are on target. The planning team recommendations followed the ideas of the previous Vision session . Development Area Ill can go right away, because there is a need for managed health care, a need for independent living; and this is the best available location in DOA for senior housing. Acquire the Oakland County Building for the Events Plaza. Civic Center idea is a good one. (What does the City Council want?) Don't move the RJ Coffee Shop . The Downtown is not warm and fuzzy. (Needs a friendly "central" park area.) The parking lot at Center and Fourth Streets represents a good opportunity for additional open space at the center of Downtown. (Possible move of RJ Coffee Shop to this location?) Be sure open spaces are where the people are; and where they will use them . Probably not realistic to close Sixth Street in the near future . Opening up Fifth Street and Seventh Street makes sense. Teams I And II General Discussion Current streetscape does not have enough impact. Make improvements with more 3-dimensionaVvertical elements. Parks Department now in the process of replacing damaged wood. elements. Need comments regarding recommendations immediately. Show more examples of how to get second floor retail. Need more "congestion" Downtown. (Expressed the desire for slowing traffic through the Downtown.) Recommend more traffic lights to enhance pedestrian activity Downtown. (Think of Downtown first, foremost as a pedestrian retail area; not primarily for pass-thru traffic.) Second floor residential adds a lot to the Downtown - encourage more. Balance the street parking and open lots with deck parking. All parking revenues go into a parking fund . Loft housing is allowed by current ordinances - encouraging loft housing is mostly an economic feasibility problem. Lack of loft housing may also be an awareness problem. How can we get some area of Downtown to be what it used to be, as a retail incubator? 6 · 19 �I I • • BUILDING THE VISION Vision Session II Consensus Priorities Hire a Downtown Coordinator to coordinate DOA needs and opportunities, and to implement necessary activities for growth and enhancement. (Establish a job description for this position.) Establish organizational options (in conjunction with management strategies). Improve Main Street intersections and the "core area" streetscapes (core area= Main to Washington between Second and Fourth). • Redevelop and enhance the 'Civic Center Area ;" especially the Farmers' Market and the Events Plaza . Actively promote the redevelopment of Areas I, II, and V (2). Allow for the redevelopment of Areas Ill and IV based upon market forces and programmatic needs of the Civic Center. I I I -I 6 · 20 �I INVENTORY AND ANALYSIS Overview INVENTORY AND ANALYSIS OVERVIEW Downtown Royal Oak has both the resources of its past urban development, and the vitality and spirit of positive change; which together create great potential for future growth. The Downtown has, in the past, served as a true neighborhood center. With the growth of Southeastern Oakland County along its interstate corridors of 1-75 and 1-696, Royal Oak now has the opportunity to enhance its role as a regional, as well as local activity center. Its continued success will depend on creating a framework for balanced and well integrated growth. To remain and grow as a healthy and exciting community hub, the Downtown will need to appropriately provide opportunities to live, conduct business, shop and recreate in ways that are mutually supportive. The opportunity also exists to build upon Royal Oak's feeling of a traditional city center, complete with historic architecture, a post office, a government center, and a library. It is surrounded by, and for the most part insulated from corridor development by healthy residential neighborhoods. The existing architecture, parking infrastructure and open space can be utilized to reinforce and promote activities of regional significance. A strong beginning in this direction exists today with the restaurant, specialty shopping, and entertainment businesses. Cooperative redevelopment efforts between municipal and private interests is well demonstrated by the First of America Operations Center and the 1696/Woodward initiatives. Open space and infrastructure both exist today which will support more of these types of efforts. Visual as well as functional unification of the Downtown needs to be achieved with growth and change. Main Street and Washington Avenue create two "Main Streets" that need to be made to work in hannony for their mutual benefit. Similarly, the Downtown and 1-696 development must be linked by mutually supportive land uses and unified public improvements. The streetscape improvements have done much to enhance and unify the appearance of Royal Oak. Entrances into the Downtown however are not well defined. More extensive and more unified image and identification efforts are needed to better orient and direct the user. In combination with reinforcing the streetscape development, this will serve to promote commerce and to enhance user comfort and safety in the Downtown . New public improvements and increased activity will in tum require better coordinated management and service policies. Parking polices need to be established and implemented that make use of the under-utilized parking decks while accommodating peak weekend demands. 7·1 �I !I • INVENTORY AND ANALYSIS Overview Future land use planning must give careful consideration to the parking issues of facility capacities and management policies. Hours of operation, promotional efforts, maintenance policies and physical improvements need to be coordinated by the City and the business owners. This inventory and analysis work details the existing conditions and the associated needs and opportunities of the market context, physical conditions, and the management and services provisions of Royal Oak. This was accomplished through interactive work and interviews with community leaders, the DDA, the Planning Department, and through extensive on-site research. These findings and conclusions form the basis for planning concepts and market and management recommendations . • • I a -I I I 7•2 �INVENTORY AND ANALYSIS Market Context INTRODUCTION The following description and evaluation of the Downtown market is distilled from our interviews with Downtown Royal Oak "stakeholders" from our review and analysis of real estate market data related to the general market area within which Downtown Royal Oak is located (the suburban Detroit metro market) and from additional research and interviews with development and real estate professionals active in the local and regional market. These are intended to provide an overall market context to assist in formulating and evaluating strategies to guide the uses, design, and management appropriate for Downtown Royal Oak. SUMMARY AND FINDINGS I I I I I I I Retail Market 1. The competitive environment for general retail in the Royal Oak market is intense. The competition is led by the regional and community shopping centers which surround Royal Oak (Universal Mall, Oakland Mall, Somerset Collection Crossroads Plaza and Beaumont Center) . 2. The upgraded Somerset Mall in Troy (officially the "Somerset Collection") will further intensify the competition between shopping centers for comparison shopping. The Somerset Collection has already contributed toward a reduction in retail rental rates in Downtown Birmingham . 3. Royal Oak is situated in one of the most densely-populated areas in the suburban market with approximately 180,000 people within a three mile area. 4. The likelihood of Downtown Royal Oak attracting or being competitive with the general merchandise establishments (primarily national chains) in the surrounding shopping centers is remote. 5. There is an estimated 325,000 to 375,000 square feet of retail (including restaurants) and service commercial floor space in the Royal Oak Downtown study area. This space is distributed among some 160 to 180 businesses. For comparison purposes, 325,000 square feet is similar in scale to the amount of retail space found in a community shopping center anchored by a discount retail store (e.g. K-Mart or Walmart) and discount drug store (e.g. Walgreens) and assorted other smaller retail tenants. Beaumont Center, for example, at Thirteen Mile and Woodward contains approximately 150,000 S.F. of space, including the recently expanded Kroger supermarket. In the case of Downtown Royal Oak, however, this 300,000+ S.F. is comprised of many small businesses, most of which occupy spaces of 2,000 S.F. or less. 7.3 �INVENTORY AND ANALYSIS • Market Context 6. The vacancy rate for Downtown retail and service commercial uses is extremely low, probably under 3%. This is lower even than the 4.7% vacancy rate estimated for Royal Oak as a whole (CB commercial, 1992 estimate) which is second only to Novi (2.7%) as the lowest of all suburban Detroit trade areas. While this unusually low vacancy rate is a positive indicator of Downtown retail vitality, it also is part of the reason underlying the increase in retail rentsin recent years. 7. The Downtown retail rent structure has gone from $4-$7 per square foot five years ago to $8-$17 per square foot today. Though this is still well below retail rents in Birmingham, it does suggest that marginal Downtown retailers may not survive if this trend continues; they may ultimately be replaced by businesses whose volumes can justify the higher rents. (Note: some concern was expressed in the interviews that professional offices such as lawyers and accountants or service businesses such as travel agencies and financial services might begin to dominate street level space at the expense of independent retailers who are the real "draw" for Downtown. 8. Comparison of primary market areas, market "capture" rates, and even, to some extent, vacancy rates between Downtown Royal Oak retailers and surrounding suburban retail centers can be misleading, and in some cases is meaningless. The reason is that many of Downtown's retail, restaurant, and service businesses are "destination" oriented establishments as contrasted with general retailers that compete for consumers based largely on competitive pricing and convenience. Some Royal Oak specialty shops (e.g. gift/card shops) may draw from a three mile radius primary market area while other Downtown retailers (e.g. galleries, restaurants) may draw from a regional or even national patronage base. This makes coordinated marketing and promotion efforts much more challenging than that required for general comparative retailing. 9. Downtown's success has been led by destination retail businesses operated by independent owner/managers and by the excellent collection of wellpublicized restaurants. This formula, with some upgrading, filling of niches, and perhaps addition of limited convenience retail, would appear to represent the retail strategy offering the best potential for Downtown. I I I I I I I I 10. There is likely to always be a relatively high turnover rate for the eclectic mix of destination retail, restaurant and specialty shops in Downtown Royal Oak. This is to be anticipated and understood as part of the area's continual development and evolution. Several factors contribute to the rate of turnover. 7.4 �I I I INVENTORY AND ANALYSIS Market Context First, there will usually be a percentage of businesses that will occasionally "move-up" into larger or higher quality space (the three increasingly larger Downtown locations of Patti Smith Collectibles is an example of this phenomena) within the Downtown. Second, Downtown is characterized by entrepreneurs whose experimentation, creativity, innovation, incubation, success and failures are possible in Royal Oak's Downtown environment. This level of risk-taking is not accommodated in a retail mall. Risk taking produces higher rates of failure than does established merchandising in a regional mall or retail strip center. But it is this type of innovative retailing, restaurants, etc. that differentiates Downtown Royal Oak from the regional malls and other suburban "Downtowns• in the Detroit area. 11. Though absorption of retail, restaurant, and service commercial space is difficult to track and quantify in Downtown Royal Oak, a reasonable estimate is that at least half of the existing businesses have been established or have relocated into Downtown space over the past ten years. This would represent perhaps 10,000 to 15,000 S.F. annually. Though the unavailability of space and increasing rents may act to suppress future absorption, the historic trend is a strong indication of the demand for this type of space Downtown. I I 12. The preferred optimum mix of retail uses Downtown may more appropriately relate to "what works" than to "what would be nice to have Downtown". Proven successes to date include quality restaurants mixed with destination retail and specialty shops. Some of the retail is targeted to the avant-garde and off-beat market which provides the interest and character associated with Downtown. A number of good ideas have been suggested for additional retail offerings that would complement the present mix. Among these are a good bookstore, children's clothing, and a deli. However, these are likely to only be attracted to and successful in Downtown if they, like existing establishments, can provide a differentiated product to a market of sufficient size to sustain them. Despite the desire to have convenience and general retail Downtown to serve Royal Oak residents, most people will opt to shop for general merchandise in a shopping mall or community shopping center. Downtown will not return to the "traditional" main street offering of general merchandise in the near future . Even limited convenience retail to serve the nearby residents and employment base requires a more dense concentration of patrons than presently exists Downtown. 7.5 �Ii INVENTORY AND ANALYSIS 'I I I I I I I I I I Market Context 13. In tenns of the destination retail market, Binningham is Royal Oak's primary competition and will probably continue to be, especially if the current disparity in rents begins to diminish. However, other communities can be expected to learn from Royal Oak's success and, as they try to emulate that success, Royal Oak will be challenged to retain its present position as a unique location for a safe urban shopping experience. 14. The proper complement of limited retail and entertainment uses at 1-696 will be an important factor in the continuing success of retail and entertainment businesses in the Downtown area. Specialty retail and entertainment cannot be sustained in both areas. Residential Market 1. There is a general perception that a market exists for additional Downtown residential units, but that perception has yet to be tested due to a general lack of new product supply being introduced in the Downtown area. 2. Recent purchase and rehabilitation of single family homes on the edge of Downtown would suggest a market for single family attached or similar infill housing products. However, the availability of sites for this type of development is limited. 3. Small scale condominium development (10-15 units) such as that on Crook Road has been well received in the marketplace. This type of product, at a similar scale in the Downtown area is considered by several residential developers to have market potential. This scale would also be consistent with existing development Downtown. Again, however, the availability of developable land at competitive prices Downtown is noted by developers as an impediment to condominium development. The potential condominium market in Royal Oak is perceived by the developers we interviewed to be in the $125,000 - $150,000 price range and primarily to be comprised of empty-nesters and to a smaller degree some young professionals without children. 4. Though economic conditions have precluded most large-scale apartment development in the region, there have been some exceptions. One of the most notable is the 225-unit Village Green development in neighboring Madison Heights. The project is comprised of studio, one and two bedroom townhouses renting for $530 to $805 per month; the lease-up on the units went quickly and presently there is a waiting list for units. 7-6 �INVENTORY AND ANALYSIS 'I Market Context I The market for this type of residential property is primarily young couples, unrelated singles sharing rent and a small percentage of retirees. This would suggest a potential market for apartment units of similar scale Downtown. It is doubtful, however, that a site of sufficient size (approximately 15 acres) could be assembled near the Downtown area to construct a 175-unit development, the size considered to be the minimum feasible scale for this type of residential product. 5. One well-regarded residential developer stated that the key to a successful apartment development in Royal Oak is to locate it within walking distance of Downtown. It was suggested that a high quality, higher density apartment development (e.g. 20 to 25 DU/acre) with under-building parking could possibly be successfully produced on an infill site in Downtown Royal Oak (basically utilizing a garden-type configuration). These units would primarily be targeted to empty nesters, corporate transfers, and single parents who do not want to invest in a condominium, but who desire spacious apartments and would be willing to pay 80-85 cents per S.F. versus typical garden rents of 75-80 cents per square foot. 6. Though a number of positive indicators suggest a potential market for additional residential products in and adjacent to Downtown, the lack of development sites is a problem. This is an issue that will have to be addressed as the Downtown planning process progresses. Office Market I I I 1. The present softness in the suburban office market makes it difficult to be optimistic about the potential for its development Downtown. Most knowledgeable real estate professionals believe there is still at least a two year supply of office space in the suburban market. The current suburban office vacancy rate is estimated at 20% (CB Commercial). However, our research and interviews revealed a demand for smaller spaces (1,500 to 3,500 square feet). To an extent this demand may be met by existing space and by conversion of upper level space above retail businesses (see previous concern over use of street-level space for offices). 2. Our interviews also identified an interest in attracting medical-related offices Downtown. This might be hospital related offices that are not essential to being on the Beaumont site or clinical offices which are in lieu of or spill over from many of those on Woodward. 7.7 �i I INVENTORY AND ANALYSIS Market Context I 3. Beaumont Hospital itseH currently utilizes a 70,000 square foot office building in Southfield (on Twelve Mile west of Greenfield Road) for their "financial services" processing functions. The hospital also has approximately 40,000 square feet of space in trailers and modular buildings on campus now to accommodate various support functions. Some of these functions will be relocated into pennanent space on campus when the present building program is completed. A representative of the hospital suggested that the institution will not be in a position to construct any additional new office/clinical space for 5-8 years, but noted that within about 5 years they may need another 40,000 - 50,000 square feet of nonclinical support space. 4. The trend to outpatient care would suggest that in the future there will be increased demand for non-institutional, off campus doctor/clinical office space in the suburban market. Royal Oak is recognized by medical professionals as a desirable address for a medical practice. 5. Several real estate brokers reinforced the observation that the market for medical office space near the Woodward/Thirteen Mile Road area is very competitive. Effective rents for medical office space range from $13 to $20 per square foot. The vacancy rate for medical office space with adequate parking is very low. The agents we interviewed acknowledged that there are really two markets in Royal Oak, the Downtown market and the Woodward/Thirteen Mile market. Those we interviewed said they get quite a few inquiries about Downtown office space, but the unavailability of space and lack of parking are the primary impediments to the existence of a greater medical office market Downtown. There is a perception that new medical office space Downtown ottering increments of 1,000 - 5,000 square feet would be well received in the market. 6. There is an estimated 110,000 to 130,000 square feet of tenant-occupied office space Downtown (this does not include owner-occupied space such as the First of America operations center). The Washington Square building represents the largest concentration of office space with approximately 60,000 square feet of leasable office floor area. 7. The desirability of increasing the Downtown employee population argues for accommodating additional office space , whether for tenanted buildings or for headquarters or operations centers for banks or other institutions. As in the case of residential development, however, assembling adequate office sites Downtown is problematic. 8. The demand for small office spaces would also suggest that the concept of a business incubator with shared clerical and office support facilities , could help nurture start-up businesses in a Downtown location. I I I I I I 7•8 �INVENTORY AND ANALVSIS I I Market Context 9. Available land for large scale office development is located at the 1-696 development site. As the present over supply of space is absorbed and economic conditions improve, it will become the obvious focus for future office development in Royal Oak. Downtown is unlikely to compete for the type of tenants that will be attracted to the 1-696 site and should, consequently, focus on small space tenants and more specialized office market niches such as medical-related uses or operations center uses as opportunities arise. I I I I I I 7.9 �i I INVENTORY AND ANALYSIS Land Use I LAND USE INVENTORY AND ANALYSIS The Royal Oak Downtown or Central Business District is well defined on the majority of its boundaries by stable single family residential neighborhoods. Small, two and three floor apartment units are scattered at the edges of the DDA with only small amounts of multiple housing units or second floor living in the Downtown. Two notable exceptions are the senior citizen high rise buildings at the perimeters of the DDA. (North Troy Street and south Main Street). I I I I I I I I I A mix of store front retail is clustered along the Main and Washington Street corridors and along the Fourth Street connector between these two main north/south corridors. The most significant revitalization efforts are centered in the Washington Avenue and Fourth Street area. Unfortunately the railroad creates a psychological, if not physical divider between the two "Main Streets" (Main and Washington) of the Downtown. The Fourth Street linkage will be important as a unifying element. Royal Oak has a good clustering of municipal facilities at Troy Street between Eleven Mile and Third Street. These include the City Hall, the Library, the Police Station, County Office Buildings and the Farmers' Market. Another civic place of high activity is the Post Office on Third Street. Another public center is the Oakland County Community College, Royal Oak Campus (OCC) which is both functionally and visually separated from the Downtown proper. The competition for parking between the OCC and the retail area to the north has been a conflict historically. The other "center• of the Downtown is the high point at Washington Avenue and Fourth Street, which is an entertainment center, as well as an emerging, up-scale retail area. The First of America Service Center, SMART and the proposed AMTRAK transit station also contribute to this area as a growing commercial and public activity area. It should be noted that the First of America development has dedicated land at Fourth and Lafayette to a "public plaza.• This is a precedent that is desirable and should be repeated with new Downtown development. These two "centers", the public center at Troy Street and the entertainment center at Fourth Street and Washington Avenue, need coordinated circulation and image (streetscape) systems to tie them together visually and functionally in every way possible. The land directly north of OCC is a poorly integrated mix of uses. An overall land use strategy is required for this area. The land is also important as a link between OCC and the Downtown. Car dealership storage and support facilities in this area are functionally inconsistent and visually undesirable at this entry point into the Downtown. 7 • 10 �i I I I B I I I I 'I I I I I I I INVENTORY AND ANALVSIS Land Use Underutilized land surrounds the senior housing at Sixth and Williams Streets, and in-fill uses could be planned that would support the existing senior housing facilities . Consistent with its basic mission, OCC has expressed the desire to provide outreach programs to the community. Its proximity to the senior housing provides many opportunities in this regard and a circulation linkage would be desirable. The I-696/Woodward parcel, which is planned for mixed use, will begin as a residential development. The first phase of this work is planned to begin in 1993. The existing land use between this I-696/Woodward development and OCC is mixed housing and commercial uses. In many cases it is of low or marginal quality. Although it is outside of the DDA study area this block of land will be critical to creating a mutually beneficial linkage between I-696/Woodward and the Downtown. Similarly, future uses and improvements along Main Street should serve to visually and functionally unify these two segments of the DDA. Restaurants are a current strength of Royal Oak. They are loosely grouped along the Main StreeVFourth Street/Washington Avenue corridors. This emerging "entertainment" district needs to be reinforced and encouraged. A key issue in the physical planning will be establishing where to accommodate the desired additional housing that will bring more people living within the Downtown. This desire was stated several times as a goal in the Vision Building Session. The market research, however, indicates that care must be given to the location, type, scale and phasing of additional housing. Most of Royal Oak's "open space" is in the form of parking lots and the railroad R.O.W .. It will be important in the concept planning to 1) be sure parking is utilized to its fullest, so as to not use open land unnecessarily, and 2) to carve out more useful and better connected open and green spaces. These spaces need to be made truly useable and inviting to pedestrians. The Farmers' Market is a vital part of creating public participation in the Downtown and should be functionally and visually linked to the Civic Center area. Re-use of the Oakland County facilities and land should be planned to support this link. More efficient use of the under-utilized Farmers' Market area parking should also be considered. It does and should continue to serve the Civic Center area to the greatest degree possible. Successful land use will be largely dependant on creating workable parking provisions and management strategies throughout the Downtown. See the Parking Analysis (Page 7•27 thru 7•36) . 7 · 11 �- INVENTORY AND ANALYSIS I Land Use I I Four key parcels of land have been identified as Special Study Areas on the basis that they have open or under-utilized land, inherent potential for more productive use and/or proximity to other uses that could foster mutually beneficial uses. They are shown on the accompanying Special Study Areas map. (Page 7-24) I I I I I I I I I I I ' r 7 • 12 �INVENTORY AND ANALYSIS Existing Land Use • • • • Refer to narrative on page 7 • 13 �Ii • •II • • • • • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21 . 22. 23. 24. 25. 26. 27. 27a. 28. 29. 30. 31a. 31 . 32. 33. 34. 35. 36. 37. * 38. 39. 40. 41 . 42. 43. 44. GM Used Cars SOS Shelter Under Construction (Dimitri Upholstery) Diamond Lincoln Mercury Body Shop Commercial Print Co. Barber State Fann Insurance Art & Antique Shop Russell Custom Printing Vacant Baptist Church and Day Care Diamond Ford Lincoln Mercury Dealer Lincoln Mercury Used Cars Mike's Coney Island Used Cars Anthony's Pizza and Ribs Liberty Drugs Ace Hardware (Hilzinger's) Rumor's Food and Bar Nutri Foods - Health Food Footprints - Birkenstock First Federal Bank Law Offices and Drive Thru Bright Ideas Furniture National Bank of Royal Oak/NBD Renoir - Women's Cloths Techline Furniture East/West Futons Mongolian Bar BQ Monterey LePanto Cinderella's Attic Moti Mahal Indian Restaurant Red Wing Shoes and Tailor Neon Image and Doug's Deco Design Off The Record First of America Car Dealer Used Cars Oakland Community College (OCC) - Royal Oak American Transmission Auto Conversions, Inc . Auto Upholstering and Glass Muffler Shop Auto Repair Donuts * Indicates building deemed to have value as LANDMARKS in the Downtown because of their historic significance and architectural interest, or other visual importance to the Downtown. 7 - 14 �•II ■ ■ II ■ •■ ■ • ■ ■ • • • • i(c= ·•· INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 45. 46. 47. 48. 49. 50. 51. 52 . 53. 54. 55. 56A. 56B. 56C. 560. 57. 58. 59 . 60. 61. 62. 63. 64. 64A. 65. 66. * 67. 68. 69. 70. 71 . 72 . 73. 74. 75 . 76. 77. 78. 79 . 80. 81 . 82. 83. Party Store Car Wash George's Hair Cut/Barber Children's Resale Machine Shop Fast Food Oxford Oyster Bar Main Floor Covering Child Care National Bank of Royal Oak National Bank of Royal Oak Howie Stained Glass Gasoline Alley Barber Shop Faith Couture Noir Leather Chosen Books Bookstore Royal Oak Camera and Antiques Haberman's Fabrics First of America Under Construction Used Books Doll Shop Barber Royal Oak Post Off ice Peking House Clothing Shop Window Treatments Realtor and Unicom Grill Flower Shop Stamp Company Christian Science Reading Room Travel Agent Optician R.J. Coffee Shop Flower Shop Coney Island Hallmark Patti Smith Dave's Comics Vacant 7 · 15 �Ii • • • • • • • • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 84. 85. 86. 87. 88. 89. 90. 91 . 92. 93. 94. 95. 96. 97. 98. 99. 100. 101. 102. 103. 104. 1OS. 106. 107. 108. 109. 110. 111 . 112. 113. 114. 115. 116. 117. 118. 119. 120. 121. 122. 123. 124. 124A. 125. Art Deco Antiques Gayle's Chocolate Shop Lotus Imports Raupp Camp Fitters Gallery Shoe Repair Eyeglasses and Optician, and Billiards Shop and Bar Vacant (Oak Restaurant} NIA Design Company (FDA} Craft Shop and Boutique Unique Place Gifts Kite Shop Kyla's Restaurant Dos Manos - Latin American Crafts Karris Gallery Baskin Robbins Ice Cream Royal Oak Bakery Banos Restaurant Paint and Wall Paper Custom Jewelry Imports Hair Salon Dentist Dry Cleaner's Vacant Vacant Bowling Bar Pizza Surveyor Counseling Bike Shop Beauty School Beaumont International Medicine Vacant Dance School Body Shop Post Office-Shop Wendy's Office Greyhound and SMART Transit Station AMTRAK Les Auteurs Restaurant 7 · 16 �• • • • • • • • • • • .•~-, INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 126. 127. 128. * 129. 130. * 131. 132. 133. 134. 135. 136. 137. 138. 139. 140. 141 . 142. 143. 143a. 144. 145. 146. 147. * 148. 149 . 150. 151 . 152. 153 . 154. 155. 156 . 157. 158. 159 . 160. 161 . 162. 163 . 164. 165. 166. 167. 168 . Madison's Restaurant Rene's Hair Shop Monique's Shoe Shop Les Sacsons Kitchen Shop/Women's Clothing Metro Music Cafe Royal Oak Music Theater LA Express Cafe Design Store Frame Store Card Store Gallery Gallery Optician and Hair Solon Hollywood Bodies Fitness Center Vacant Land Antiques and Jewelry Deli Sewing Store Furniture Store Prints Repeat the Beat (CD's and Videos) Office Machines Pronto Deli and Cafe Methodist Church Jimi's Ice Cream Clothing Jimi's Restaurant & Coney St. Mary's Credit Union Asia Trading Co. Resale Shop Hagelstein's Bakery Insurance Office Gallery Travel Agent State Farm Insurance Podiatrist Rent-It Shop Auto Repair McDonalds Office UAW/GM Recruiting Office Baldwin Theater (Stage Grafters) 505 Lafayette (Entertainment Agency) 7 .17 �•If • •II II II • • • • • INVENTORY AND ANAL VSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 169. 170. 171. 172. * 173. 173A. 174. 175. * 176. * 177. 178 - 199. Child Care Gallery, Cafe, Elwin's To Go (Renovated Church) Payroll One Vacant Church First of America Vacant Land For Possible Future First of America Expansion Oriental Furniture Funeral Home St. Mary's Elementary School St. Mary's Church Land Uses South of Lincoln Street; not included in the study area of this report . MAIN STREET AND EAST 200. 201. 202. 203. 204. 205. 206. 207. 208. 209. 210. 211. 212. 213. 214. 215. 216. 217. 218. 218a. 219. 220. 221 . 222. 223. 224. 225. Royal Music Center Aquarium Shop Buick Pontiac Dealer Auto Parts Fine Food Contract Design Group Interiors Office Anny Recruiting Merchant's Warehouse (food & wine) Hair Salon Main Theater Main Theater Vacant Nugget Foods Main Exchange - Jewelry & Antique Mall LaFondue Antique's on Main Law Office Barney Black Beauty Supply Store American Pizza Cafe (coming) Royal Oak Tire Sweet Shop Walby's Wallpaper Mr. B's Pub Daniel Joseph LaRouche Garden Ornaments Chiropractor 7 · 18 �•II • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST 226 . 227. 228. 229. 230. 231 . 232. 233. 234. 235. 236. 237. 238. 239. 240. 241. 242. 243. 244. 245. 246. 247. 247a. 248. 249. 250. 251. 252. 253. 254. 255. 256. 257. 258. 259. 260. 261. 262. 263. 264. 265. 266. * 267. Remodeling Carol James Gallery Tailor Household Finance Antiques Joes Anny Navy Consignment Boutique Hennan's Bakery Vacuum Cleaner Shop Italian Leather Incognito - Fashions & Art Office Field's Department Store Clothing Jewelry Field's Fashions H & R Block Cedar Market Noir Leather Discount Golf Rugs Michigan Bell Flower Shop Kitchen Design Antiques Rumors Vacant Napa Autoparts Billings Feed & Supply Shell Gas Station Erb Lumber B&B Collision Golf Club Repair Lenox Heating and Cooling Ye Olde Saloon Furniture Warehouse Tires Plus Holiday Market, Pizza, Video, Cleaners Goodyear Malibu Restaurant First of America Salvation Anny Thrift Store Lutheran School 7 · 19 �INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST * 268. 269. 270. 271 . 272. 273. 274. * 275. 276. * 277. * 278. 279. 280. 281 . * 282. * 283. 284. 285. 286. 287. 288. 289. 290. 291 . 292. * 293. 294. 295. 296. 297. 298. 299. 300. 301 . 302. 303. 304. 305. 306. 307. 308. 309. 310. Royal Oak Manor - Cooperative Housing Construction Company Office Engineer's Office Office Furniture Warehouse Bath and Design Senior Housing Oak Ridge Market Royal Oak Library City Hall and Police Department Office Church of Scientology Michigan Bell St. Paul Lutheran Church Fire Station Daily Tribune Collector's Emporium Comedy Castle Acom Post 1669 Medical Center Construction Company Industrial Building Fish Store Oakland Co. Building Farmers' Market Elks Professional Office Building Troy St. Antique Mall Auto Repair Chiropractor Answering Service Design Studio Office Office Bodyworks Gym 7 · 20 �Iii INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST 311 . 312. 313. * 314. 315. 316. 317. 318. 319. Bodyworks Gym Bodyworks Gym Hair Salon Power Plant Moving Company and Warehouse Marble Company WO Zobel Co. Myron Trucking Company Moving Company 7 · 21 �INVENTORY AND ANALYSIS M 11 ! 1 ' '1 -M ~ Existing Multl-Famlly Housing I i---------·-·7 i II II ~j I _,u _ L~ _ _j I 1 I el i □ □ D j , '·-... ··<> ~a&lbi 'I~ N M c.._;..= = Poet Office . ' L nil 001 E I ,------------,----,.---.... D -:. 111---,...-, :ffl~ ~ ...ll n ' - - - - - ~ C!::=:l '° .. I ,rr:: o =:1~ ~j~a09JLDJ~ = ~ ~ Ml~~:;::=:;-, \~·.~~ =r=w:IIT~ 'j[F~m~ru --__;I ~ JJim ~=~~·:'=-\t.,. !::::J~ === --== MUI.Jl-~ECOND STORY I i ~ O c~:~-1 -"'-""'"" ·. I/rl!~ ·7 g =::'..-':~--=u~M_!-~.!!.-" ooo,ooT- ~ Ir ~ = _=---; ~ = = __ D M ~~~ -~ ~ IT ,----l " DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY 1~ [ffi.., I :i J □ ,_____ --_&Jl [ I; M :... II r ) I~\ l' o~ \~_, 0 } 111--...Jl z .llmll ~► 7 ~ •! CllltJ LEOENO .. IIIUU'l-ftUaLY IIULD9tQ • !M i i i I I I L_C_ _ "l l r I ~7 I EXISTING MULTI-FAMILY RESIDENTIAL Refer to narrative on page 7•& 7 • 22 �INVENTORY AND ANALYSIS ____, '--------' o r;::;i I P I ~ fo ~ LEGEND 1111 BARTON LARIY~ TF DISTRICT t!Jlit~ •■- DDALIWTS Refer to narrative on page 7•10 7 • 23 �INVENTORY AND ANALYSIS Special Study Areas □ DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY g SPECIAL STUDY AREAS Refer to narrative on page 7•12 7 • 24 �INVENTORY AND ANALYSIS Circulation CIRCULATION INVENTORY AND ANALYSIS Royal Oak is well served by regional connectors. 1-696 to the south links Main Street to the greater metropolitan suburbs east to Lake Huron and west to Southfield, Novi and beyond . This is well recognized by the 1-696/Woodward development initiative. Woodward has and will continue to be a major north/south connector. This has been both a bane and a blessing historically. It has drawn economic growth away from the Downtown, but has also helped to preserve the small community based flavor of Royal Oak. Access to the Downtown from Woodward is along Eleven Mile Road and Fourth Street. The Fourth Street access has a very pleasing residential quality and should remain so. Fourth Street (Southbound from 1-75 only) and Eleven Mile Road also serve as the primary access routes to and from 1-75 to the east and therefore the main easVwest connector through Downtown . Main Street is the primary north/south corridor and serves as a secondary regional connector. As such it segments the east and west halves of Downtown. Parallel parking remains on Main Street and there is significant retail and business related pedestrian traffic. Pedestrian crossings however, are very difficult because of the width of Main Street and the lack of traffic lights at Second and Third Street. This street must be made more pedestrian safe and friendly to encourage participation in the business district and to help unify the eastern and western halves. The absence of traffic lights also creates very difficult and unsafe access onto Main Street from the side streets. The priority should be for the safety and convenience of those drivers and pedestrians using Downtown and not for through traffic. Planning for the convenience of through traffic should not take precedence over the need to accommodate and encourage commercial activity in the Downtown. The street layout of Royal Oak's Downtown is based upon a traditional urban grid layout; creating a generally well organized and readable circulation system . This fabric however is significantly impacted and in some cases negatively interrupted by the diagonal R.O.W. of the Grand Trunk Western Railroad. This is a double grade track through the DDA and can cause traffic delays and safety problems. Royal Oak residents and visitors have become accustomed to the crossings and many consider it part of the unique flavor of Royal Oak. It is a well used railroad line coming up to twelve trains per day and will continue to do so. It has the greatest impact on the easVwest traffic between Main Street and Washington Avenue. This accentuates the separation between the Main Street and Washington Avenue districts and discourages a good pedestrian link between the two areas. 7 · 25 �• • INVENTORY AND ANALYSIS Circulation It also creates a psychological barrier between the Third Street parking deck and the Washington Square district. Enhanced vitality of the Washington Square area and the Downtown in general will depend on creating pedestrian accommodations to facilitate these linkages in safe and attractive ways. The grid layout also breaks down in three other important areas; 1) at the intersection of Main Street, Seventh Street and the Railroad R.O.W.. Here future development needs to reorganize and accommodate both vehicular and pedestrian circulation . The Seventh Street dead ends are functionally and visually awkward, and pedestrians are at risk in this area. This area also serves, in conjunction with the OCC facility, as a "gateway" to Downtown and needs to be changed from a negative to a positive image area through roadway and landscape improvements. 2) The closure of Second Street, east of Main as a plaza provides for a more united Civic Center. In combination with the municipal parking lot however, it creates awkward access and visual orientation to the City Hall and Library. If the Farmers' Market takes on an increased role as a public activity center circulation for the larger "Civic Center" needs to be simplified and well coordinated. Visual orientation to each of the components needs to be improved in the process. 3) The elevated railroad grade west of Washington Avenue creates awkward diagonal road and parking layouts. Not much can be done to change this due to limited space and pavement structures. Consideration should be given, however, to routing, signage and landscape improvements that will help clarify circulation in this area. Also long range options should consider reorganizing traffic patterns as they exist at Eleven Mile. The railroad underpass in this location is a "natural" gateway into the Downtown along Eleven Mile Road. This should be capitalized on throughout the use of "gateway" graphics, signage, lighting and landscape treatments. There is no existing element or location that suggests a gateway to the Downtown from the east along Eleven Mile. One needs to be created and the Farmers' Market area offers the best opportunity for this to occur. Softer and lower scale entry definition should occur on Fourth Street at the DDA boundaries. Entry definition along Main Street from the north is difficult at the north end of the DDA. The intersection of Eleven Mile and Main is a better location to emphasize as a Downtown landmark and entrance point. Streetscape development has created good pedestrian provisions within the Downtown and improvements should continue. Phasing plans for pedestrian circulation needs to be coordinated with parking and land development strategies. A major problem with parking deck utilization is recognition and access provisions (vehicular and pedestrian), signage and graphic systems, pathways and lighting, and landscape need to be designed to delineate and accommodate circulation to and from the decks and parking lots. Streetscape development needs to improve the convenience, comfort and safety of pedestrians at street and railroad crossings. 7 · 26 �• INVENTORY AND ANALYSIS Parking PARKING INVENTORY AND ANALYSIS With the increasing popularity of Downtown Royal Oak as a business, commercial and entertainment center, the pressure to provide sufficient parking increases. Existing parking areas in the DOA can support a finite amount of increased land use before additional parking must be provided. To begin to understand the projected need for parking in Downtown Royal Oak, a quantitative and qualitative evaluation of parking patterns was conducted over a two week period in October 1992. The greatest pressure on parking occurs during special events such as the Festival or when the Royal Oak Music Hall and the Baldwin Theatre are hosting events simultaneously. Parking counts the theatre have not yet been possible due to the on-going renovation of the Royal Oak Music Hall. Peak times of parking use on weekdays are between 9:00 and 10:00 a.m. and 12:00 to 2:00 p.m .. On weekends, peak periods of use are after 4:00 p.m. (Friday or Saturday evenings), and between noon and 3:00 p.m. on Saturday. Actual survey days and times were: Friday, October 2, 1992 Saturday, October 3, 1992 Wednesday, October 7, 1992 7:00-9:00 p.m. 12:00-2:00 p.m. 9:00-10:30 p.m. and 12:00-2:00 p.m . The weather on all three days was clear and between conducive to shopping and outdoor activities. so· and 75• F, and fully Occupied parking spaces were tallied at each of the following parking lot locations: 1. 2. 3. 4. 5. 6. 7. 8. 9. The The The The The The The The The Lafayette Street parking structure Center Street parking structure Sherman Drive surface lot Center Street surface lot Hilzinger surface lot City Hall surface lot Farmers' Market surface lot Lafayette surface lot Railroad surface lot Occupied street parking spaces were tallied on Main Street between Eleven Mile and Sixth Street; Fourth Street between West Street and Troy; Second Street between Center and Main; and Washington Avenue between the railroad tracks and Sixth Street. 7 · 27 �INVENTORY AND ANALYSIS • ,---- . • r I J LAFAY STREET STIIUCTUAE T-:> DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY 7 • 28 �• INVENTORY AND ANALYSIS Parking Parking spaces utilized were recorded as totals and percentages in table 4.1, Parking Conditions. Part of Table 4.1 includes a brief qualitative evaluation of the surface lots and parking structures in terms of the following criteria: Proximity to major destination points - Evaluation of parking areas that are a one, two, or three+ ~inute walk to major destination points such as a theatre, group of stores, or restaurants. Visibility/identifiability to the first time visitor - Evaluation of the ease by which visitors, particularly first time visitors, can find an appropriate parking area. Desirability - Evaluation of the degree to which a particular parking area may be preferred due to non-distance factors such as lighting, a sense of security, and ease of use. Lighting and a sense of security for the Downtown streets and parking areas were evaluated on Friday, October 9, 1992 between 8:00 p.m. and 12:30 a.m .. Ease of use is based on ingress and egress points, vehicle circulation, available parking spaces, etc .. Based upon this evaluation and the attached statistical analysis, the following was concluded: Parking during the week is readily available in the morning and afternoons in all locations, including parking structures, surface parking lots, and on-street parking. Weekend parking spaces during peak use times are more heavily utilized than weekdays particularly on Friday evening, but only reach 100% capacity at the City Hall lot and the Second Street and Washington Avenue lots. Street parking is available on almost every block during the week. On Weekend nights these spaces fill to near capacity. This may give the impression that no parking options remain in the Downtown area when in fact a number of spaces are available in the surface lots and parking structures. The parking structures are not heavily utilized most of the time. On weekdays the Center Street parking structure is filled on the first two and one-half levels and empty on the top levels , while the metered spaces at the Lafayette parking structure are largely unused. On weekend evenings the Center Street parking structure fills at the first level, but is virtually empty on all other levels. This may be due to a perception that this parking structure is unsafe. 7 · 29 �• INVENTORY AND ANALYSIS Parking Although the table on Page 7.31 indicates that the Lafayette Street parking structure reaches 51% of capacity on weekend evenings between 6:00 p.m. and 9:00 p.m., we noted that the 141 available meter spaces gradually fill to near capacity as the evening progress toward midnight. The leased portion of this parking deck, 393 spaces , remain less than 20% filled at this time. The level of utilization of surface lots on weekend evenings seems to depend to some degree on the perceived level of safety in addition to the other factors of proximity and convenience. This survey was unable to assess the parking situation on the nights that both the Royal Oak Music Theatre and the Baldwin Theatre are open since the Royal Oak Music Theatre is closed for renovations. This study is not intended to be an extensive evaluation of parking in the Downtown. It is rather a reality check on perceptions of supply and demand. It is a snap-shot of peak demand periods, during good weather and after the start of the school season. It therefore represents an evaluation of capacity and worst case requirements. 7 · 30 �• • .• dc, INVENTORY AND ANALYSIS Parking Utlllzatlon Summary . . NUMBER .•:•:• PARKINO AREA srATISTICAL FINDINGS- . .·.·. •·• AND PERCENTAGE OF PARKING SPACES unUZED ·.OAPACllYNUMBER OF .· TYPICAL WEEK DAY 0-10 A.M, PARKIN() SPACE$ FRIDAY EVENING TYPICAL WEEK DAY .12·2 P,M. AVAILABLE SATURDAY &-9 AFTERNOON 12 • 2 P.M. I•· ::::: Lafayette Street Structure 141 Metered 393 Leased 22 Metered (16%) 208 Leased (53%) I 33 Metered (23%) 208 Leased (53%) VISIBILITY/ DESlfW3IUTY IPENflFIABIUTY fO •LIGHTING •••· FIRST TIME VISTOR •EASE OF USE Adequate/ Undesirable Poor Medium Desirable/ Adequate Fair Medium Desirable/ Undesirable Poor Low Yb P~OXlMlfi ~AJOR I••· DESTINATION POINTS :::: 1. QlJALITAtl'iE EVALUATION I 80 Metered (57%) 71 Leased (18%) 30 Metered (21%) 46 Leased (12%) 502 309 (82%) 330 (66%) 114 (23%) I 166 (33%) Sherman Dr. Lot 68 30 (44%) 30 (44%) 35 (52%) I 21 (40%) II 4. Center Street Lot 98 53 (82%) 62 (73%) 83 (98%) I 81 (95%) II Adequate Good Medium 5. Hllzlnger Lot 81 31 (38%) 46 (57%) n (95%) I 61 (75%) II Adequate Good High 6. City Hall Lot 227 71 (31%) 149 (66%) 227 (100%) I 152 (67%) II Desirable Fair High 7. Farmer's Market Lot ±3201 174 (54%) 159 (50%) 74 (23%) I 54 (17%) II Desirable for Farmers Market; Undesirable for other destination polntll Poor Medium-Low 8. Lafayette Lot 226 94 (42%) 144 (64%) 148 (65%) 90 (40%) 11 Adequate 9. Railroad Lot 50 41 (60%) 49 (72%) 53 (78%) 45 (66%) II Adequate Low 8 4 (50%) 6 (75%) 8 (100%) 8 (100%) II Deslrable Medium/low 11 . Main Street 62 19 (31%) 42 (68%) 57 (92%) 52 (64%) 11 Desirable Good High 12. Fourth Street 47 19 (40%) 29 (82%) 44 (94%) 32 (68%) 11 Desirable Good High 13. Washington Street 33 23 (70%) 30 (91%) 33 (100%) 30 (91%) 11 Desirable Good High TQtal W/QIJt l ~ Splil<;et 1863 89() Total with Leued Spaoes ~ 1098 ,. , 2. Center Street Structure 3. 10. Second Street c~ l 1109 C49'b>d 1311 .••• : t~> l . 009 tse:r r t\~ . (~) I #4 {53%) ::: (S0')6) I: sio: >r · (42'!,) 1 Free Parking In Farmer's Market Lot ..., • c;., ..... Refer to narrative on page 7•27 - 7•30 0-250' 251).500' 500'+ Medium = = = Desirable Adequate Undesirable �INVENTORY AND ANALYSIS __J - □- B g ;1 ____J □ I Parking Utlllzatlon Weekday AM 7 CJ Do ', □ I- □1, g \ '\ ·<·,·. ::~ Joff O:n ~ □ "----'-~ \C1~ ~~ - l I ]j : = = L--!.J 1- , tJII , ............__. I L E DD • ------ 1 1 i Library meter• - pace• I_.J ,,,,,,-, I WAIi CI Poll H-1-H) !l!::_, p teaaed r==i) ~ ~ ·/.;: :; :; ; ; :;: :;:.,., , DD _____, ~--LP . ~ 1--.J:==-= ""---~., ,_ i •.. , 0 28 - 50% UTILIZATIOH l'I I___ -l □ ~ 51-75%UTILIZATION 11 • 76-100%UTILIZATION c::J ~ 50 , . . 'Ko. ~ -~,r~~~~~ ] [ .r s 1□-·7 /~ 0 ~c_ -~ • ~ --[1'00 V ~~ 8 I 1 l l'-------1...1..1....r ~ ,-;, §~Li ~~=====1 .-- ~ □ jJI, m_ . □j=l□ ~J: w--- ~-----,- , - I ! irT'.iJ - - 110 0 ~ ' !a - ~ •~ ------== ____~ ~,~~ I=._ H □N: _ 25% UTILIZATION H • ~cc- , ,._.. _::_:: ~ i ~a□'[]OJOJ ~ ~-=-= ~~~~~ I J rr ,---, 11 f---! ~ Z d □ T I : i i □- □--= - --= ~ "' Qr-..:.._____ \\· ---------. l -- mi[ L Ii : /i \<, Weekday AM (9:00-10:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7 • 27 - 7 • 30 PARKING UTILIZATION 7 • 32 �INVENTORY AND ANALYSIS D0 Weekday PM ( 12:00- 2 :00 ) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 33 �INVENTORY AND ANALYSIS Parking Utilization Friday PM LEGEND □ 0 - 25% llTILIZATION □ 211 - 50% llTILIZATION Friday Evening (6:00-9:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 34 �INVENTORY AND ANALYSIS lioth metered - end lNHd -.ea =i L___--'-'J"f DD Saturday Afternoon ( 12:00-3:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 35 �INVENTORY AND ANALYSIS Publlc Parking Coverage I JI. DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY r WALKING DISTANCES Refer to narrative on page 7 • 27 - 7 • 30 7 • 36 hn �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings PAVING AND FURNISHINGS INVENTORY AND ANALYSIS Streetscape conditions contribute significantly to the perception of the health and vitality of Downtown Royal Oak. As part of this study, streetscape conditions were observed and documented in order to identify segments of the Downtown in need of attention , repair, replacement , or, perhaps style updating. Items such as lights, benches, pavement, trees, trash receptacles, billboards.signs, planters, walls and bicycle racks were observed and evaluated for their function , condition and style. To facilitate the discussion, the condition of Downtown Royal Oak's streetscape is described by the Phase number in which each area was implemented. Six phases of streetscape construction have been completed to date with several additional blocks of streetscape proposed for the future . The following is a description of each: Location: Construction in this phase took place on Main Street between Third and Lincoln, excluding the block between Fourth and Fifth ; Washington Avenue between Washington Square and Fifth; and on Fourth between Main and Washington Avenue. Condition: This phase of streetscape is in remarkably good condition considering that it has been in the place the longest. Hard elements such as concrete and brick parking, tree gates, concrete walls and planters, and street lights are generally excellent. Some of the wooden street furniture is showing signs of wear. Streetscape vegetation appears healthy; although flower planting maintenance is sometimes poor. Issues: More specific areas or issues to be addressed include: A study of the railroad crossing area on Fourth . Improvement of the visual appearance along the railroad tracks and buildings should be considered. Improvement of conditions and appearance on the west side of Washington Avenue near Fifth Street. Items that contribute to the poor appearance of the area include the deteriorating asphalt sidewalk, the temporary wooden wall, and the lack of street plantings. The consistent use of either brick pavers or concrete pavers for the special pavement bands. Fresh coats of paint for some of the light standards. 7 · 37 �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings Pedestrian street lights and tree plantings between Downtown and OCC on Main Street. Utilization or removal of concrete "kiosk" elements . Location: Construction in this phase took place along Main Street between Eleven Mile Road and Third Street; Fourth Street and Fifth Street; and the Hilzinger lot. Condition: Most pavement and hardscape features are in good condition. Wooden benches and trash receptacles appear worn and somewhat outdated. Some of the concrete curbs at "bump out" areas are chipped. Street trees, consisting primarily of honey locust, appear acceptable, but may have reached their peak level of maturity. Issues: Replacement of street trees. Evaluation of wooden streetscape furniture and lights. Safe pedestrian crossings on Main Street. Location: Construction in this phase took place along Washington Avenue between Fifth and Seventh, and on Sixth Street between Washington Avenue and Lafayette. Condition: All streetscape elements in this phase appear to be in excellent condition. Issues: The use of concrete pavers in place of brick pavers on special pavement bands. Update of streetscape furniture and lights. The use or replacement of honey locust trees. 7 · 38 �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings Location: This phase was implemented on Eleven Mile Road between Troy Street and the railroad tracks. Condition: All streetscape elements are in generally good condition . There is some pavement break-up by some of the round tree grates at the City Hall parking lot. Plant material appears healthy. Issues: Streetscape was placed only on the southern side of Eleven Mile Road. (ODA limit) Utilization of both concrete pavers and brick pavers for the special pavement bands. Most pavement cracking is occurring near the concrete pavers and the round shaped tree grates. Use of different style tree grates. Location: These phases are located in three separate areas: 1) near City Hall; 2) on Lincoln between Main and Washington Avenue, on Washington Avenue between Seventh and Lincoln ( the OCC area) ; 3) on Fourth between Washington Avenue and West Street, and on Lafayette between the parking deck driveway and Fourth (the Washington Square Area). Conditions: All streetscape elements near City Hall and the Washington Square area appear to be in excellent condition . The OCC area appears generally good, although the section along Lincoln lacks some of the streetscape elements found in other parts of Downtown Royal Oak. Issues: The use of both concrete and brick pavers for the special pavement banding. Streetscape is found only on the north side of Lincoln . (DOA limit). Minor additions and improvements along Lincoln Avenue near OCC. 7 · 39 �INVENTORY AND ANAL VSIS Streetscape Paving and Furnishings Completion of the streetscape in the DOA is scheduled for Fifth Street, Sixth Street and Lafayette Street in the next year. Streetscape development that will improve the R.O.W. between 1-696 and Downtown Royal Oak is proposed, and MDOT/ISTEA grant monies have been applied for. In general, all phases of the Royal Oak Streetscape are in very good condition. Streetscapes in the ODA are so uniform with respect to the design , use and condition of streetscape elements that there appears to be no distinction between the various districts within the DDA. This can lead to a lack of proper orientation within the ODA for the first time visitor. A hierarchy and distinction by use and area would enhance the "readability" of the Downtown. Lower maintenance and hardier materials as well as materials with strong winter value should be considered for replacement in stressed planting areas. Other considerations for future streetscape improvements should include the updating of lighting and site furniture styles, consistent use of pavement materials, expansion of streetscape elements to both sides of Eleven Mile and Lincoln , the potential replacement of some street trees and the creation of hierarchy and districts within the Downtown. 7 · 40 �INVENTORY AND ANALYSIS Streetscape Typical Royal Oak Sidewalk Improvement Detail ;--------10'------,------------ -----------------10'--- _I ----· 5' ----------4 5' - - - - - - L. A 5' SIDEWALK PAVING -DETAIL- Refer to narrative on page 7 • 37 - 7 • 40 S' L.--s 7 • 41 �INVENTORY AND ANALYSIS Streetscape Lighting LIGHTING INVENTORY AND ANALYSIS Lighting conditions in Downtown Royal Oak were qualitatively assessed on Friday, October 9, 1992 between 8:00 p.m . and 12:30 a.m . Areas that were evaluated include the area bounded by Eleven Mile , West Street, Sixth Street and Troy Street, plus the Farmers' Market parking lot. Evaluations were based on the quantity and quality of light at various points along streets and in parking lots located within the study area described in the parking inventory. The results are based on the judgement of two individuals (one male, one female) on a single night of observation. Attempts were made to evaluate conditions from several perspectives, including that of a single young female, or an elderly person who may feel more vulnerable. Other factors that can affect perception of light conditions include the number of people and level of activity on the sidewalk, number of cars on the adjacent street, openness of a parking lot due to a lack of cars or vegetation , distance to an area of shelter, light levels on an adjacent block, whether you are on the edge of a business or residential district, number of people you are with, time of night, and so on. Our analysis is, and we feel rightly so, qualitative and based upon an intuitive synthesis of human feeling of relative comfort and safety. The method for evaluation of lighting conditions included going to the perceived darkest point in a parking lot or street and noting the following: The relative darkness or lightness of the area, on a scale from no lighting to good lighting in the context of its surroundings The perceived level of security or safety one felt and the reason why The source and character of the light, i.e. cobra-heads, pedestrian lights, window lights, canopies, signs, etc. A light meter was used to record the light level at each evaluation point in order to provide a point of reference for light level evaluation. More than fifty points within the study area were evaluated in this fashion in order to develop zones of good, fair, and poor lighting. These results are displayed on Page 7-43 . As the analysis on page 7.43 indicates, most streets have lighting that makes them feel at least marginally safe. Major streets such as Main and Washington , which benefit from pedestrian level and signage light, have the best lighting, while side streets and residential streets possess fair lighting and sometimes poor lighting. Two significant blocks of Lafayette Street have very little lighting or are poorly lit. The City Hall parking lot and the Hilzinger lot are well lit and feel safe. 7 · 42 �INVENTORY AND ANALYSIS Streetscape DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY LIGHTING CONDITIONS Refer to narrative on page 7 • 42 7 • 43 �INVENTORY AND ANALYSIS Streetscape Lighting The Railroad lot, Washington Drive lot, and Center Street lot, on the other hand, are poorly lit and dot not feel safe. In fact , most lots or streets that are across from or adjacent to the railroad are poorly lit. The Farmers' Market lot and the Lafayette lot have fair lighting and feel marginally safe . The parking structures generally have good lighting. However, the top level of the Center Street structure contained lights that were not functioning and therefore did not feel safe. The variation of light levels within the Royal Oak DDA is acceptable as long as the user feels safe . Properly designed light levels of varying intensity can help to establish a hierarchy of the primary and secondary use districts within the DDA. Lower street light levels allow for the use of varied and creative individual lighting effects that can add character to the Downtown. The important thing is to create lighting effects and definition that increase the feeling of safety in the poor and fair lighting areas, regardless of whether they actually increase the light level. These lighting effects can include pedestrian scale lights that help define direction and movement through the DDA, and specialty lighting like that which is found on signs, storefront windows, canopies and marquees, which highlight destinations. Area lighting for parking lots need to be sensitive to light spill into residential areas. 7 · 44 �INVENTORY AND ANALYSIS Streetscape Facades and Signage FACADES AND SIGNAGE The "walls" of the Downtown Royal Oak streetscape are an especially eclectic blend of historic architecture , worn out renovations , along with unique and often daring, facade expressions . The scale seldom exceeds two stories which gives the Downtown a very approachable pedestrian scale. These low facades in combination with wide streets make the streetscape feel open with lots of sunlight. The streetscape tree plantings help to reduce the scale of the wide roads and separate people from cars . Most of the taller buildings are from previous eras which is advantageous because the most visible buildings are also the most attractive. Many store fronts have large display windows at the street level and "punched" or individual windows on the second floor. This gives a good sense of public and commercial scale at the street level; with human and residential scale above the street. This character gives Royal Oak its feeling of tradition and hometown quality. It is a strength and should be emulated. "Improvements" which have eliminated this quality from the architecture should be restored to reveal this characteristic. Traditional elements such as recessed entrances provide mini-points of refuge along the street and enhance display space. This gesture of invitation to enter is a positive retailing characteristic. Awnings are used extensively, and although they are somewhat over used or over stated, they have some very positive effects. They offer protection from the elements , they bring a human scale to the street. They offer opportunities for clutter free signage and lighting, and they provide color and individual expression. Many of the older buildings still have the original awning ports that could be renovated . Virtually all signage is building mounted or painted on the facade or awnings. This is very helpful in reducing streetscape clutter. There is a greater integrity of materials in the older renovated buildings which is desirable. Combining durable materials such as stone, brick and painted wood with the non-durable materials of sheet metals, raw wood, and veneers is unfortunate and should be discouraged. Many of the better quality, more attractively handled buildings occur along the Main Street, Fourth Street, Washington Avenue corridor, which reinforces this as an important link through the Downtown and a priority zone for redevelopment efforts. Specialty signage/advertising efforts in the form of movable items placed outside of stores adds special interest and should be encouraged within the limits of pedestrian safety on the sidewalk. Outdoor dining also enhances the pedestrian scale and interest on the street. 7 · 45 �INVENTORY AND ANALYSIS Streetscape Facades and Signage Individual building lighting (inside and outside), if well handled, is a good way to get light on the streets while producing special interest and defining destinations. New development projects should follow the lead of the First of America Operations Center development to provide outdoor gathering spaces along the side walk. These points of respite, no matter how small, enhance the livability of the urban streetscape. The scale and visual variety of Royal Oaks streetscape facades is a true asset. Freedom of expression, while maintaining integrity of building materials and human scale should be the guiding principals to preserve, enhance and recapture the Downtown's comfortable feeling. Landscape development on the streets should serve to unify the variety of storefront expressions that exist in Royal Oak. It should, at the same time, be designed to highlight buildings of enduring architectural significance as a special place within the streetscape. 7 · 46 �Ill • - INVENTORY AND ANALYSIS Management and Service Provisions INTRODUCTION The matrices for Downtown services , organization/management, and events were prepared based upon review of materials provided by the City and Chamber of Commerce. Interviews with city staff, department employees and Chamber of Commerce representatives were also added valuable insight into the inventories provided herein. The purpose of these matrices is to provide baseline information about Downtown services and management functions and to identify any "missing services or management functions that might be considered as we proceed to formulate strategies and plans for the area. Downtown SERVICE INVENTORY MATRIX RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 1. Street Sweeping Once per month , Apr.- Nov. and special events; used to sweep sidewalks, then merchants swept to curb - didn't work City Recreation/Public Service Dept. 2. Christmas Tree Lights Installed Wed. before Thanksgiving; Chamber of Commerce provides lights, City provides labor & electricity City Recreation/Public Service Dept. 3. Snow Removal Merchants pay for sidewalk removal on a lineal foot basis; swept to curb and plowed to center of street City Recreation/Public Service Dept. (DDA budget item) 4. Tree Planting and Replacement City provides labor and material in CBD during summer season City Recreation/Public Service Dept. (ODA budgeted item) 5. Downtown Cleanup Alleys and sidewalks cleaned with City sweepers/trucks and volunteers; end of April City Recreation/Public Service Dept . 6. Litter Cleanup and Flower Bed Maintenance May-Aug. part-time workers for labor, Chamber provides barrel planters, Parks & Forestry provides plant materials ODA provides part-time employees 7. Special Events Support Assist in cleanup, provide picnic tables, for garage sale, etc. City Recreation/Public Service Dept. 8. Light Maintenance Year round maintenance and electricity for Downtown ornamental fixtures City Recreation/Public Service Dept. 7 · 47 �-JI -, - ~ INVENTORY AND ANALYSIS Management and Service Provisions FUNCTION DESCRIPTION RESPONSIBLE ORGANIZATION 9. Brick pavers in Downtown require continual maintenance City Recreation/Public Service Dept. 10. Litter Containers Maintain redwood trash containers and empty twice a week City Recreation/Public Service Dept. 11 . Police Protection Provided by City Police Dept. City Police Department 12. Special Patrols Currently not provided Downtown either by City Police or private security force Note: Auxiliary patrols are provided for selected special events Downtown by the Royal Sidewalk Maintenance Oak Auxiliary Police 13. Fire Protection Provided by City Fire Dept. City Fire Dept. 14. Ambulance Provided by City Suburban Ambulance Service (Contract) City 7 · 48 �INVENTORY AND ANALYSIS JI Management and Service Provisions ,a - -;I "--- FUNCTION DESCRIPTION 15. Parking City meters/lots/garages 16. Public Transportation None 17. Street Maintenance and Resurfacing As-needed basis (Eleven Mile is county maintained) 18. Refuse Collection One free pickup per week 19. Recycling Curbside recycling service RESPONSIBLE ORGANIZATION CBD Parking Committee makes recommendations on regulation of parking facilities to the City Council's Traffic Committee. The City Staff Traffic Committee likewise provides input to the City Council. The Parking Authority is created by state enabling legislation with the authority to issue revenue bonds. The City collects parking revenues and makes payments to the Parking Authority for the repayment of bonds (4th & Lafayette garage; Center Street Facility) City City (under contract to Laidlaw) City (under contract to Laidlaw) - - ~ 7 · 49 �INVENTORY AND ANALYSIS Management and Service Provisions -ill Iii Ill -Ill -JI JI - Downtown ORGANIZATION/MANAGEMENT INVENTORY MATRIX RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 1. General Downtown /Retail Promotion and Marketing General literature and activities; 1/3 time donated to Downtown . Represent Downtown merchants interests and concerns Greater Royal Oak Chamber of Commerce (DOA provides financial support for some activities) . Downtown Merchants Organization is a subcommittee of Chamber Investment in Downtown physical improvements and infrastructure. Financing authority via TIF supports economic development in the Barton/Lafayette District. The following revenue sources are utilized: Downtown Development Authority and City 2. Economic Development a) 1.8 mill operating levy on $43.5 million assessed value produces $78,400 annual revenue of which $37,100 is available for operating budget and the balance is captured by the Barton/Lafayette TIF Plan ($40,800) and the Woodward/1-696 TIF Plan ($500) b) 63.8 mill operating levy on $22.6 million captured revenue produces approximately $1 .5 million annual tax increment revenue c) CDBG entitlement appropriation (annual) ~ ~ • ~ 7 · 50 �-,- INVENTORY AND ANALYSIS Management and Service Provisions RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 3. Prioritize resource allocation, land use controls (zoning, etc.). With the exception of the small area north of Eleven Mile Road, most of the Downtown study area is within the "Central Business District" zoning district. The "Intent" and pennitted uses specified in the zoning ordinance for the Central Business District are consistent with the vision and functions desired for Downtown that have been identified in our interviews and workshops to date. However, except for the minimal off-street parking design standards (Section 314-6) and general site plan review provisions [Section 318(b)(7)] there are few perfonnance standards in the Central Business District regulations that address design, landscaping, and related issues that may be important to the implementation of the Downtown plan . City Varying levels possible None Public Policy 4. Coordinated Retail Management a. full-time manager b. cooperative programs (hours) (HEPY survey shows wide disparity in Downtown business hours of operation) c. target business recruiting/broker incentives d. design assistance (previously tried with limited success) e. facade improvement (no longer available) f. cooperative advertising 7 · 51 �INVENTORY AND ANALYSIS Management and Service Provisions Downtown EVENTS INVENTORY MATRIX EVENT DESCRIPTION/DATE RESPONSIBLE ORGANIZATION 1. Farmers' Market City/County joint owners; operated by County Indoor/outdoor market operating on weekends City 2. Outdoor Concerts Jun.-Jul on lawn in front of Library Chamber of Commerce/City 3. Garage Sale July Chamber of Commerce/City 4. Art Fair/Walk Run June Chamber of Commerce/City 5. Grand National Auto Race August Chamber of Commerce 6. Holiday Festivities Nov.-Dec. Chamber of Commerce 7. December Chamber of Commerce Taste of Royal Oak 7 · 52 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Royal-Oak_Downtown-Master-Plan_1994 Creator An entity primarily responsible for making the resource Harley Ellington Pierce Yee Associates Date A point or period of time associated with an event in the lifecycle of the resource 1994-01 Title A name given to the resource Downtown Royal Oak Master Plan Description An account of the resource The Downtown Royal Oak Master Plan was prepared by Harley Ellington Pierce Yee Associates with the assistance of Development Strategies Inc. and James A. Cloar in January 1994. Contributor An entity responsible for making contributions to the resource Development Strategies Inc (consultant) James A. Cloar (consultant) Subject The topic of the resource Master plan reports Royal Oak (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/eefa42b3684b06255ea2efc334fd8ce4.pdf 823de0b386258229a0d07b7cbad1b518 PDF Text Text j' .•~-, Harley Ellington Pierce Yee Associates, Inc. Architects Engineers Planners Corporate Address: First Center Office Plaza 26913 Northwestern Hwy. Suite 200 Southfield, Michigan 48034 3132621500 FAX 313 2621515 Mailing Address: P.O. Box 5030 Southfield, Michigan 48086-5030 VILLAGE .OF CASEVILLE Community Development Plan ' j October 1989 Prepared for: _j Village of Caseville Caseville, Michigan 1 .J J j J Funded under: Community in Transition Program Community Development Block Grant Michigan Department of Commerce HEPY Project No. 70250-00/ 1000 �TABLE OF CONTENTS VILLAGE OF CASEVILLE Community 0.velopmenl Plan Page INTRODUCTION 1 PLANNING WORKSHOP FOR PUBLIC INPUT PUBLIC COMMENTS 3 PLANNING GOALS 13 PLANNING UNIT SUMMARY 15 PLANNING CONCEPTS AND RECOMMENDATIONS 20 SOUTH ENTRY CORRIDOR 25 WEST MAIN 27 EAST MAIN/PROSPECT 34 PINE STREET 38 NORTH ENTRY CORRIDOR 41 WOODED ISLAND 42 MAIN STREET MARINA 43 NORTH MARINA 47 MUNICIPAL 49 PROSPECT/VINE 51 COUNTY PARK 53 SOUTH BAY SHORE 55 SOUTHEAST QUADRANT .............. .................. .... . ~ 56 BEADLE ISLAND 57 PIGEON RIVER OXBOW 58 DUTCH TOWN NORTH BAY .............................................. SHORE ......................................... 59 60 �. LIST OF FIGURES VILLAGE OF CASEVILLE Community O . ~ I Plan Page Regional Context 1 Development Issues and Opportunities........................ 4 Planning Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Community Development Master Plan........................... 22 Public Project Priorities 23 Implementation Priorities Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Pocket Plaza and Store Facade Enhancements.................. 31 Facade Enhancements-Before and After, Typical Enhancements 32 Village Center - Pocket Plazas, Streetscape Enhancements and Left-turn Lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ·Prospect Street Commercial and Prospect/Vine Residential .... 37 Pine Street Commercial/Cultural District.................... 40 Pedestrian Walkway Features - Between Marina and Village Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Mini-Park at Vehicle Entrance to Marina..................... 46 �. INTRODUCTION VILLAGE OF CASEVILLE Communaty Development Plan Caseville is a coastal village in Huron County, Michigan located on the Saginaw Bay, near the northern tip of the 'Thumb' region. The waterfront community is growing as a year-round vacation destination and resort area. ,. © NORTH REGIONAL CONTEXT In response to tremendous growth pressures; increasing demands on existing natural and physical resources; the desire to control and direct growth and preserve the small-town atmosphere important to residents, the Village and the Huron County Economic Development Corporation initiated this study. Its primary purposes are to understand these pressures, and to actively anticipate change and develop strategies for positive growth and development. The Caseville Community Development Plan describes physical planning projects based on the needs, opportunities and goals identified by the local residents and the planning firm of Harley Ellington Pierce Yee Associates, Inc. (HEPY). Planning projects were identified for seventeen planning units within the Village. October 19, 1989 Page 1 �INTRODUCTION VILLAGE OF CASEVILLE Community Development Plan Each of the units is handled separately. Common and integrated solutions are proposed in order to meet the needs of each unit while creating a cohesive and integrated direction for growth. The Plan is intended to be used as a "living document." The needs and opportunities for each planning unit have been identified, some elements will remain and some will change over time. The Plan should be updated as projects are completed, new opportunities arise and as the resident's needs and demands change. A detailed list of these needs and opportunities, along with the recommendations for action, are given for each of the seventeen planning units. For publicly fundable projects, implementation priorities and funding opportunities have been identified. October 19, 1989 Page 2 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community 0.velOpment Plan PLANNING WORKSHOP FOR PUBLIC INPUT: Members of the Harley Ellington Pierce Yee Associates, Inc. (HEPY) Site Planning Department spent three days in Caseville, Michigan during July, 1989. The purpose of the trip was to document the existing conditions and to gain public input into the planning process for the Community Development Plan. HEPY's goals in this effort were threefold: 1. Meet with members of the Village Planning Commission and Michigan Department of Natural Resources (DNR) to learn the project's history, identify issues, and establish goals and objectives. 2. Meet with the residents of the Village of Caseville and Caseville Township to learn their ideas and concerns for the Village. 3. Conduct on-site investigations and observations and photograph existing conditions. A Public Workshop was held for all interested residents. During the workshop, seven issues were identified with residents expressing their concerns and ideas, along with their opinions regarding problems and opportunities for each. (Refer to the Development Issues and Opportunities Plan, p. 4.) The results of the public workshop are summarized below. It is important to note that this was a public brainstorming session and although the ideas are recorded here, all of them may not necessarily be incorporated into the final planning recommendations. Additional formal and informal public meetings were held in August and September, 1989 to present the planning findings and recommendations. Public comments were evaluated and when feasible, incorporated into the final recommendations. The final planning recommendations are covered in the fourth section of this report, beginning on p. 20. A graphic plan of the final recommendations is found on p. 24. October 19, 1989 Page 3 �• Traffic and Parking ~ Pedestrian Circulation and Amenities • Commercial Development ~ Resort and Tourism • Image and Identity • Historic and Natural Resourcea • Recreation ~•--••• "T ' " ' - Ill -· c.oelllloltta ~11C",1"21&. -~it-· .... ,... r 0 r ... V r ~ 4 0 ,L ::, ,: f'-e•1De,.T1,..~ C A&J"-1G••Tu,-,-.'"_;J f . .t VILLAGE OF CASEVILll Carnuily o,,.~f'llli ~~~©~~~mo~~~~~ ®ffiXgJ ©~ffiU~ITTn]~~ •=-:.!_- October 19, 1989 Page 4 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS PLANNING ISSUE: TRAFFIC AND PARKING NEEDS: o Improved automobile circulation through and around the downtown. Driving through Caseville is now very difficult during the summer months, particularly on weekends. o A system to improve left turns from or onto Main Street. All left turns are now difficult and cause congestion and traffic backups, especially left-turns into the new Village marina. o Improved site distances onto Main Street. Visibility around parked cars is poor, particularly for drivers attempting to enter Main Street from a side street. o An alternate river crossing for vehicles. The two-lane Main Street bridge is the only existing route across the Pigeon River. This presents a problem for emergency access to and from Caseville, and also causes congestion when southbound M-25 narrows from four lanes to two at the bridge. o Additional parking in the downtown area and at the marina. OPPORTUNITIES: o Improve circulation and safety in the downtown through: • • • • o Installation of a traffic light Installation of a left turn lane Better law enforcement of the speed limit and use of traffic policemen on key weekends Rebuilding or widening of the bridge Plan for a downtown by-pass via: • • Sturm Road or Gatestone Road (east of town) River Street, with a drawbridge for sailboats o Remove parking from Main Street. o Encourage shop and business own~rs and employees to park in parking lots and leave the parking spaces in front of their businesses for their customers. o Restore parking to Main Street in the off-season. October 19, 1989 Page 5 �VILLAGE OF CASEVILLE . Community Development OPPORTUNITIES: o PLANNING ISSUE: TRAFFIC AND PARKING (con't) Develop off-street parking lots to accomodate relocated and increasing demands for parking. Possibilities include: • • • • • • o Plan WORKSHOP PUBLIC COMMENTS Marina septic field area (when installation of the sanitary sewer is complete) Vacant lot by the IGA School parking lot, with possible need for shuttle service Eastern portion of the county park Existing alleys and adjacent lots Business and church lots during non-business hours Encourage shops and businesses to share in the development of off-street parking. October 19, 1989 Page 6 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS PLANNING ISSUE: PEDESTRIAN CIRCULATION AND AMENITIES NEEDS: o Improved pedestrian safety, particularly for elderly and handicapped residents, when crossing Main Street. o Convenient access to the County Park beach. o A walking route for locals and visitors, with access to the Post Office and marina. OPPORTUNITIES: o Physically designate pedestrian crosswalks in the downtown. o Develop pedestrian and bicycle routes to points of interest. o Develop a waterfront boardwalk. October 19, 1989 Page 7 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: COMMERCIAL DEVELOPMENT NEEDS: o Businesses that are open year-round. Residents estimate that 60-80% of the local businesses remain open for only four months a year. o Planning which accomodates this four month tourist season peak, while considering and respecting the needs of the twelve month resident. o Control of the size and increasing number of signs and billboards. o Control of the location of factories in relation to Main Street and downtown. o Improved views from the marina area to the backside of the buildings. o Input and guidance by the Village into the future of the Wooded Island and surrounding waterfront/wetland. OPPORTUNITIES: o Encourage motels, shops and restaurants to remain open yearround in conjunction with activities which extend the tourist season. o Develop facilities to enable Caseville to serve as a year-round conference center. o Provide housing opportunities for seniors (apartments, condominiums, etc.), and encourage year-round residence. o Provide a physical location and infrastructure for clean, hi-tech industry. o Encourage development of the Wooded Island that is coordinated with the goals of the community. October 19, 1989 Page 8 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: RESORT AND TOURISM NEEDS: o Services and facilities to accomodate the four month peak in tourism. o Year-round recreation and tourism opportunities. o Off-season promotion and town visibility. OPPORTUNITIES: o Plan for facilities and businesses, both indoors and outdoors, to accomodate off-season events. o Provide outdoor winter opportunities that are an alternative to snow and ice-based recreation. o Encourage high quality hotels, shops and restaurants that cater to tourist needs. o Provide parking to meet the tourism demand. October 19, 1989 Page 9 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Developmenl Plan PLANNING ISSUE: IMAGE AND IDENTITY NEEDS: o Enhancement of the existing County Park site. in the county park is an eyesore. The trailer park o A waterfront community park. o Removal of the "junk" (abandoned lumberyard and industrial facilities) that is visible when entering town from the south. o An attractive solution for the open county drain; it is currently an eyesore. OPPORTUNITIES: o Remove the trailers from the County Park and recreate a community park. o Develop indoor and outdoor, large and small scale, cultural arts centers, including a: • • • Performing arts center Amphitheatre Gazebo o Provide facilities for the development of Caseville as a winter paradise and continued development as a resort community. o Rename the village Port Elizabeth; its original name, to reference its water-oriented location and development. October 19, 1989 Page 10 • �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: HISTORIC AND NATURAL RESOURCES NEEDS: o Recognition and maximizing of the tremendous natural resources and potential of the Wooded Island. o Sensitive planning for the future of the waterfront and wetland surrounding the Island. o Recognition of the historic resources of Caseville. OPPORTUNITY: o Create marina space in conjunction with the development of the Island. o Work with the developer to create public park space on the Island. o Preserve existing structures of historic interest and importance • .., , October 19, 1989 Page 11 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Oeveloe>IMOI Plan PLANNING ISSUE: RECREATION NEEDS: o Recreation places and activities for youth. o Shade and landscaping for the park near the school. o A Village pedestrian system. o A fish cleaning station. OPPORTUNITY: o Develop a cultural/youth center near the downtown. o Develop a multi-purpose recreation center, with provisions for: • • • Swimming pool Indoor ice rink Convention arena o Develop a bowling alley southwest of downtown, near other commercial recreation. o Convert the trailer park back into a community park. o Develop a waterfront boardwalk that creates and takes advantage of views, the drama of the bluffs, and the ability to get close to the water. o Consider a pedestrian drawbridge to get to the islands. o Maximize the recreation potential of the Pigeon River east of the beach and the Main Street bridge. o Develop cross-county ski trails. o Develop a public fish cleaning station in conjunction with the breakwater/DNR park. October 19, 1989 Page 12 J �WORKSHOP PLANNING GOALS: VILLAGE. OF CASE.VILLE. COMMUNITY DEVELOPMENT PLAN GOALS: At the conclusion of the Public Workshop and meetings with the Village Planning Commission, the following goals were developed for the Community Development project. The goals are derived from concerns expressed by residents and needs and opportunities observed by the HEPY planners. TRAFFIC AND PARKING: o Improve circulation patterns to facilitate safe, efficient travel and minimize congestion in the downtown. o Explore ~lternatives for a M-25 by-pass. o Recommend alternatives and implementation strategies for offstreet parking that is convenient to downtown. PEDESTRIAN CIRCULATION AND AMENITIES: o Recommend street and walk treatments that encourage safe crosswalks and enhanced streetscapes. o Designate a pedestrian walk through the Village and the waterfront. COMMERCIAL DEVELOPMENT: o Develop a comprehensive community plan that encourages a diversified economic base that will provide year-round benefit to the Village. o Provide guidelines for commercial growth that will encourage change in a direction that is in the best interest of the entire community. RESORT AND TOURISM: o Facilitate development that will contribute to a vital, exciting resort climate and will enable Caseville to expand as a year-round vacation destination and paradise . . October 19, 1989 Page 13 �VILLAGE OF CASEVILLE WORKSHOP PLANNING GOALS: Community Development Plan IMAGE AND IDENTITY: o Recommend downtown and Village-wide enhancement guidelines that will enable businesses and the Village to participate in the creation of Caseville as a high-quality place to live and vacation. HISTORIC AND NATURAL RESOURCES: o Take advantage of the tremendous diverse natural resources of the waterfront Village. o Recognize, preserve and enhance the historic resources of Caseville. RECREATION: o Expand and create a broad range of year-round recreation opportunities for the residents and visitors of Caseville. October 19, 1989 Page 14 �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Convnunity Development Plan For study purposes, the Village can be divided into seventeen planning units. The units have similar and/or compatible land use needs and opportunities. Each of the units is summarized below and graphically described on the Planning Units Plan, p. 16. SOUTH ENTRY CORRIDOR: The South Entry corridor extends from the Village limit northeast to Kinde Road, along State Highway M-25/Main Street. It includes the U.S. Post Office, a disc golf park, a water slide and pizzeria, a roller rink, a small animal clinic, a lumberyard and other small businesses and undeveloped parcels. The corridor is very visible to US-25 travelers and has potential for conveying the overall Caseville Village image. This potential should be maximized. WEST MAIN: The West Main unit includes the western portion of the Village Center and extends from Kinde Road north to the bridge, and from Main Street west, roughly one block, to the Wooded Island and marina area. It includes downtown offices, restaurants, shops, a movie theatre and several vacant parcels. Within the downtown, street parking is inadequate and "through" traffic is limited to one lane in each direction. The bridge at the north end of downtown is the only existing Pigeon River crossing servicing Caseville through traffic. EAST MAIN/PROSPECT: The East Main/Prospect unit is the eastern portion of the downtown district and parallels the West Main unit. The unit extends from Main Street, east one block, and includes the western side of Prospect. East Main is similar in character to West Main and includes downtown commercial and service businesses. The Caseville Village and Township offices are located at the southern edge of downtown, on Main Street, and the Village Square is a corner park at Main and Pine. Prospect includes limited commercial developments, several churches, residences and vacant parcels. Due to existing land use patterns and its proximity to downtown, the area has great potential for continued downtown commercial development. October 19, 1989 Page 15 �~~., .. ·--·~ ~ ...... ,I - ·-~-- -,. __ _ --~-----= M~!1~·~9·1 p? I G ,· - - - r ,- . -. • " .r ' L October 19, Page 16 1989 ,L �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Community Development Plan PINE STREET: The Pine Street corridor extends east from Main Street to the school. The corridor includes a bed and breakfast, a laundromat, single family residences, an adult group home and several vacant parcels. Pine Street has strong potential to link the Village Center commercial area to the Municipal unit on the eastern edge of the Village. NORTH ENTRY CORRIDOR: The North Entry corridor includes State Route M-25/Main Street and extends from the Pigeon River Bridge north to the Village limit. Existing uses include several ice cream and sandwich shops, t-shirt and gift shops, a historic church, the Catholic church, entrances to the County Park and waterfront homes, apartments and undeveloped parcels. WOODED ISLAND: The Wooded Island is located close to the Village Center, adjacent to Main Street and the Caseville Harbor. It is surrounded by an old river channel which is only partially navigable. The DNR has designated a portion of the area for wetland preservation. The designated area is approximately half on the old river channel. (Refer to the Community Development Master Plan, p. 22.) Sole access to the Island is via a land bridge at the Caseville Harbor. The Island is highly visible from the Village Center and the Harbor. The Island is privately owned and currently undeveloped, although the owner has begun planning for development. It has a mature hardwood stand, but a portion has been cleared and stripped for harbor fill material. MAIN STREET MARINA: The Main Street Marina includes the new public Caseville Harbor and privately owned marinas. The public harbor includes a parking lot, but it is inadequate for current and projected parking demands. The area is easily accessed by pedestrians in the Village Center. October 19, 1989 Page 17 . I �VILLAGE OF CASEVILLE -- PLANNING UNIT SUMMARY Community Development Plan NORTH MARINA: The North Marina unit is north of the Pigeon River bridge and includes water frontage on the channel and the Saginaw Bay. It includes privately owned marinas, the Bluffs (a high area overlooking the Bay and the Village), a fish store, a trailer park, single-family homes, a DNR park with parking lot, and the Breakwater. MUNICIPAL: The Municipal unit is located on the eastern edge of the Village. It contains the school with limited outdoor recreation facilities, a Village/Township park, the water treatment plant, and water tower. A portion of the unit is Village land which provides public access to the Pigeon River. The land is currently undeveloped. PROSPECT/VINE: The Prospect/Vine unit lies between the downtown/commercial districts and the Municipal unit. It is within easy walking distance of both units. The unit is primarily single-family residential and vacant parcels. The county drain runs through the unit and empties into the Pigeon River, north of Pine Street. COUNTY PARK: The County Park is currently being used as a trailer park for permanent and transient trailers. The permanent trailers are left in place during the off-season, but are not occupied. There is a sandy swimming beach along the Bay side of the Park. The beach is open to the public, but access is not direct and the destination is not easily found by first-time visitors. This area is important as an image area for those entering Caseville from the north. SOUTH BAY SHORE: The South Bay Shore unit is primarily residential and includes waterfront lots and the senior citizen housing complex. October 19, 1989 Page 18 �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Community Development Plan SOUTHEAST QUADRANT: The Southeast Quadrant unit includes several industrial developments, but is primarily undeveloped. Historically, railroad service to Caseville was located in this area. currently, the right of way (R.O.W.) is all that remains of the empty bed. Much on the unit is wooded and/or low with wet soils. BEADLE ISLAND: Beadle Island is a triangular parcel surrounded by the Saginaw Bay on the west, the ice channel on the south and the Pigeon River on the northeast. The Island is primarily single-family residential and includes a yacht club and marina space. Access to the Island is limited to the River Road causeway which floods during highwater. PIGEON RIVER OXBOW: The Oxbow residential unit is located northeast of the Village Center and north of the bridge. It is primarily single-family residential with private riverfront docks. DUTCH TOWN: Dutch Town is in the northeastern portion of the Village. primarily single-family residential. It is NORTH BAY SHORE: The North Bay Shore single family residential unit is located in the northwestern portion of the Village. Lots are long and narrow with frontage on the Saginaw Bay. The area is heavily vegetated and visible from the North Entry corridor and the waterfront. Note: Generally, the residential units (North and South Bay Shore, Beadle Island, Pigeon River Oxbow, and Dutch Town) are stable residential areas which should continue to function as they do today. There is no need for changes in land uses. Infill of high-quality residential should continue. October 19, 1989 Page 19 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Developmenl Plan PLANNING CONCEPTS AND RECOMMENDATIONS: This final section of the Caseville Development Plan examines the seventeen planning units from a physical planning point of view, and incorporates resident comments generated at the public workshop and subsequent meetings. Input from potential funding agencies has also been incorporated. First, Planning Needs and Opportunities for each unit are introduced, followed by specific project recommendations, implementation priorities and possible funding opportunities. The Community Development Master Plan, p. 22, highlights the development concepts and final recommendations to be pursued for positive growth and change in Caseville. The Planning Recommendations are given in response to the project goals and taking advantage of opportunities for economic growth and change. The Project Priorities identify public master planning and development projects with consideration for: 1. The public's needs and opinions as expressed in the workshop and public meetings. 2. The feasibility and logical sequencing of implementing the projects. 3. Possible funding sources and current likelihood of funding. The projects and funding opportunities are graphically depicted on the Public Project Priorities Plan, p. 23. A list of Funding Opportunities is given following the project priority discussion. The following list is a summary of funding opportunities currently available. It is important to understand that grant opportunities are continually changing. Once a project is identified, current funding opportunities should then be explored. Projects should not be identified for development just because funding is currently and readily available. Instead, projects should be developed because they are in accordance with the Village development goals and master plan. It is advisable to remain faithful to the plan and wait for funding grants and loans to become available and to continually explore new and unfamiliar funding possibilities. October 19, 1989 Page 20 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE FUNDING OPPORTUNITIES: (Con't) 1. DNR - Michigan Department of Natural Resources The DNR offers a variety of grants, including monies for: Coastal Zone Management; waterfront recreation and tourism "showcases" (a showcase is a form of recreation that attracts users from a distance of more than thirty miles); user-oriented recreation, as opposed to spectator-oriented recreation; open space acquisition and development; linear parks, trails, and boardwalks, particularly those parks that are a part of a open space recreation network, etc. 2. DOC - Michigan Department of Commerce The DOC also offers a variety of grants, including monies for: site and building acquisition; streetscape enhancement (walks, landscape, lighting, etc.); parking lots; infrastructure; etc. 3. MOOT - Michigan Department of Transportation MOOT offers grants for roadway and safety improvements. 4. TIFA/DDA - Tax Increment Financing Authority TIFA is a local program, established under state-enabling legislation and managed by the Downtown Development Authority (ODA). Downtown economic development projects, such as streetscape enhancements, parking lot development, and infrastructure improvements, can be financed through TIFA. Monies are generated through specialized utilization of tax revenues generated from State Equalized Value (SEV) assessments. 5. Revolving Loan Fund - Local banks agree to give low interest loans to the ODA, and/or to local businesses. Facade enhancements and similar physical improvement projects by business owners could be funded through the revolving loan fund. 6. National Endowment for the Arts - The endowment will finance projects of cultural and historic value. 7. Other - Other funding opportunities include private foundations; donations; developers; local governments, including Huron County and the Drain Commission; the Soil Conservation Service (SCS); and federal housing grants. October 19, 1989 Page 21a �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan FUNDING OPPORTUNITIES: (Can't) Most grants have specific requirements which must be met to qualify for the grant. Various grants from the same departments may also have different requirements. For instance, application filing deadlines may or may not exist; matching funds may require cash and/or donated materials or labor; the percentage of matching funds varies; DOC grants generally require that projects demonstrate the creation of new employment opportunities; and the DNR requires that development projects be on locally controlled land, i.e. the local government must own the land or have a long-term lease. October 19, 1989 Page 21b �...... ,....,.,, 1-tmenta al Juno11n II DNII I.M4 ..,..... .,.......,MclOpe,i ..... Regulated Preaerv1tt1on Land Via,. Maio, ldlnlllloallon and -QI F"!llltl 11111,Ha, ~ .lour loot .TourltVCorr,,-oi.1 F.aolll- :.Audllorlum : i:~~rlQFoO, ~ .Expanded Play Fl1ld1 .Aacroallon F1oillllu .Plcntc AIH .L1ndtc1pe ----.. , '-~J. -" • ) · ·Rl$_ulated ,/ •·' • Preservltiton Land I • I~ ·II •' lmpro,,111'1n11 \ • . Olhor ! t \ I o -wator Tower ) .Super G,-!)hlc11 ; .Now ldonllty llllf lm1g1 w ..:: 0 - - -·· . ,"n:: - · ., ,' / , . $fngle Famn~· .Ao)i~l\llal ~: - ' ~- ...... - ·- :J Hltlooc Pro,..r\,oJlon ,., '!,.·, /·~ •"•\~•.,:~< ., r ~.... / . :,,, , . I ':;t.'/ _I"/.! ' 'c I / .I. ~ ._;.,~,.,.,' ' '. 't-<-t, ~ /,• / L' ,/• .t;-~ . .,!:,~; ,·i / ',·,. { .. ., ,·'>--:, '-,.. ' -..,l , . ·.~ ( ;Y:'.'4'.'\ ', :;I ,:~ ~ (', ;//~-~ ,l .1, -/... d t// . , . ...,_ R_.: ,((-, <o·.. r ! ~ l; ~ ' ..... ' . .. ;. ·-.,:1. ,., . , L . . . \ ~ I; . I I tr '. • ~~~~~JHM •u., ·\ 1 /.~~~ r ·-=~ ~ I ----. - · ·•oa \ !' ' N (1) • 11 light ·1,a""" \ 1on"1trd S1l11y lmproveMtnta lo Pqet Otlloe F~jUty I'd O '-"="a;.-~ lllO ~ , , Q rt \ii . (1) 0 .~•-· N Ralls 10 Tre,Ma Recreallon Loop ~ 'l it ,J . ~ ');' ~ ":~ ..<-. ;--i.~ :~:/. ' / ,. ,,:yrjr./. ,7tl/ . · Tootmotogy p.,k VILLAGE OF CASEVILLE Community Development Plan \ Soptomber 27 . IQBQ • ==-_,,_...,..,._ --....... --,o .. ._ ·. J' :· �1.. -;• L I /. / . ~ At.~__ ..;,_ • .. .... .... ""'-:;" ~ - - -- j '" , -- ;. _ . ~:,,,. I /. County Park .COUNTY .ONR , ; I Breakwater and Pointe Park .Natl. Endowmen1 for the Arts I .DOC · .PRIVATE •• . ; ..__ ./ .ONA .DRAIN COMMISSION .FEDERAL HOUSING .PRIVATE 1 ~· ·' Vil.LAGE. Of CASE.VILLE. Comfflunoly_,.Plan ........, 2,,_ ,}F ... ,t. . :l.. , ..,\__ _ _ \ /· •==------- October 19, 1989 Page 23 �IMPLEMENTATION PRIORITIES VILLAGE OF CASEVILLE Community 0.tllC)Clmefll Plan SUMMARY Priority 1 • • • . Priority 2 Priority 3 PROJECT Marina/Main Street Interface • • • 'FUNDING DNR DOC Revolving Loan Fund Streetscape Enhancement Guidelines • • TIFA DOC Retail/Parking • • DOC Private Community and Cultural Arts Center . • • • DOC DNR TIFA National Endowment for the Arts • Parking • DOC • Streets cape Enhancement Implementation • • • • MDOT TIFA DOC Private • Village Walk Master Plan • • DNR Private • Breakwater and Pointe Park • DNR • Open Space Acquisition • DNR • County Park • • County DNR • Loop Road .• MOOT Local • Linear Park and Senior Citizen Housing • • • • DNR Drain Commission Federal Housing Private October 19, 1989 Page 24 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan SOUTH ENTRY CORRIDOR NEEDS AND OPPORTUNITIES: o Diversified economic base. o Entry/image zone for traffic entering Caseville from the south. o Expanded commercial and off-season recreation facilities. o Retail developments. o Improved circulation at the U.S. Post Office. RECOMMENDATIONS: o Encourage development of additional alternative, year-round recreation opportunities, including: • • Bowling alley Driving range o Encourage commercial developments which are vehicle-oriented and include parking lots with landscape screening. o Implement landscape screening guidelines to buffer parking from views from M-25. o Coordinate building signage with Village-wide guidelines. o Develop restrictions for the quantity, size, location and materials of billboards. o Develop a coordinated automobile circulation system for the Post Office and future developments in the vicinity. Eliminate dead-end parking lots. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Develop guidelines for the corridor that detail treatments for signage, billboards, lighting, parking lot buffering, vehicle access and egress points, setbacks, pedestrian circulation, and landscaping. October 19, 1989 Page 25 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan - SOUTH ENTRY CORRIDOR PUBLIC PROJECTS: (Con't) Guidelines developed for this corridor should respond to the vehicle-oriented nature of the businesses. Funding Opportunities: • • o TIFA DOC Streetscape Enhancement Implementation: Priority 2 Implement the guidelines at existing public developments and parks. As private developments occur, the guidelines should also be implemented. Compliance to standards can be reviewed during the site plan review phase of development. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 26 �.. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan WEST MAIN NEEDS AND OPPORTUNITIES: o Parking. o Improved vehicle and pedestrian circulation within and to the downtown. o A direct pedestrian link between the waterfront and the Main Street businesses. o Additional commercial developments to serve both tourists and year-round residents. o Pedestrian amenities/streetscape enhancements. o Visual enhancement guidelines, including select, open views to the marina and waterfront. o Enhancement of the rear (marina) side of existing Main street businesses. RECOMMENDATIONS: (Refer to Sketches of Pocket Plaza and Store Facade Enhancements, p. 31, Facade Enhancements, p. 32, and Village Center, p. 33.) o Locate surface parking lots within the Main Street corridor. Parking should be very accessible, with lots and/or entries being visible from Main Street. o Relocate on-street parking to surface lots within the downtown. o Develop a left-turn lane to extend the length of downtown Main Street. o Plant street trees and annuals as a part of a streetscape enhancement program. Also include pedestrian scale lighting, banners, benches, bold supergraphics (murals) on blank walls, and controlled signage. Encourage businesses to participate in the program through landscaping and painting of their own properties. o Develop the rear and/or sides of existing buildings to function as an inviting, attractive second front door. October 19, 1989 Page 27 �.- .. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE WEST MAIN RECOMMENDATIONS: {Con't) o Develop second stories as office, residential or roof-top restaurants. o Develop in-fill commercial {shops, restaurants, etc.) to complete and enhance existing commercial. New developments should expand the "two front door" theme and cater to the boating/tourist audience, as well as the twelve-month resident. o Enhance and the boaters marinas o Install screen plantings in the existing IGA parking lot. o Implement a downtown streetscape/parking lot maintenance program in order to continually present Caseville as a clean, attractive, high-quality environment. the visual and physical linkages between the downtown waterfront. Take maximum advantage of the overnight {ie, visitors without cars) and the proximity of the to downtown. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Develop guidelines for the downtown commercial area that detail treatments for signage, banners, lighting, benches, planters, landscaping, pedestrian access/handicap ramps, and special paving. Guidelines developed for the downtown should respond to the various vehicle and pedestrian loads on specific streets and zones. The downtown should promote a character that is pedestrian-oriented, while providing for ease of vehicle circulation and parking. Guidelines for Main Street should include widening of sidewalks, removal of on-street parking and the addition of a left-turn lane to extend from Kinde Road to north of the bridge. Funding Opportunities: • • TIFA DOC October 19, 1989 Page 28 �·.. .. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan WEST MAIN PUBLIC PROJECTS: o (Con't) Streetscape Enhancement Implementation: Priority 2 Implement the guidelines throughout the downtown commercial area, while first concentrating on Main and Pine Streets. Implementation of streetscape enhancements is contingent upon the provision of sufficient off-street parking. Funding Opportunties: • • • • o MOOT TIFA DOC Private Marina/Main Street Interface: Priority 1 Develop Pocket Plazas to accomodate pedestrian access between Plazas should include downtown parks of a character compatible with the Main Street Streetscape Enhancements. Plazas could highlight existing businesses and the potential for side entrances, outdoor sales tables and displays and increased downtown pedestrian traffic. Plazas could also provide shade, seating areas, public information kiosks, lighting, colorful landscaping, and a location for outdoor artists and performers. Main Street and the marina area. Funding Opportunities: • • • o DNR DOC Revolving Loan Fund Retail/Parking: Priority 1 This public/private venture includes the development of a commercial pocket on Main Street. It will include retail and service businesses. The new shops and restaurants will be accompanied by a municipal parking lot. Funding Opportunities: • • DOC Private October 19, 1989 Page 29 . �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: o WEST MAIN (Con't) Village Walk Master Plan: -Priority 2 The Village Walk will be a network of walks, trails, boardwalks, bridges, and overlooks that wind throughout the Village. The Walk will be developed on public and private land with a system of loops that will accomodate residents and visitors desiring a short walk through the commercial area or a full Village tour, with opportunities to participate in a fitness course or cross-country ski tour. Funding Opportunity: • DNR October 19, 1989 Page 30 �Canopy Trees in plaza to Pedestrian lights and Banners and special paving provide shade and seasonal interest. to define walkways. Also include evergreens, shrubs and potted flowers. Events and Advertising Kiosk Outdoor Display and sales tables under colorful canopies._____ Facade Improvements and Enhancements Include painted accents, canopies, creative slgnage, etc. Pedestrian Street Lights and street trees planted in widened Main St. sidewalks. Utilize and Feature Side Entrances using canopies, signage and color. Seating Area with benches, ~ VILLAOI!. OP CASl!.VILLI!. e o . - , _ ..... special paving and potted !lowers. '"ti 0 '110 \.Q (I) rt tr 0 I..J (I) r-' 11 r-' I.O r-' I.O 0) I.O Pocket Plaza and • ttart.y1111ng1on Store Facade Enhancements.______________________ Pteroe_v_ .._.__...., __ 1no_. September 29. 1989 �• ( I • • • Facade Enhancements - Before Pocket Plaza with pedestrian amenities, Including walkways, shade trees, plantings. drinking fountain, benches, etc. Vehicle/Pedestrian Entry Combine entry tor service Y8hlcles entering the marina area or waterlront busines911S. Minimize entry ooints and collect and concentrate traffic In designated service and parking zones. Enhanoe 1nd ulMiZe upper stories tor restaurants, offices 1nd doM'otown, water oriented r .. ; • '"'1 \ ... I'd 0 '11 0 I.Q rt (l) 0 w (l) tr Feature Side Entries using awnings, using enhanced doorways tor serw:e. deliveries and shoppers. Use controlled slgnage on doorways or awnings. Enlarge and highlight windows tor llisibility and merchandise displays N t-( ....\D .... \D co \D apartments . colorful plantings and easy access. --._____ VIUAOI OP CASf.VILLl Facade Enhancements - After ,.._, ......, ._ Typical Trealments tor Buildings with Flat and Peaked Roofs October II . 1989 �II ~ i ~· ! ~ C ~ j ~ . ~ i f UJ l. 11 t! iiH H !~ ...Si ' in -. g ;; ~8 > (1. October 19, 1989 Page 33 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE EAST MAIN/PROSPECT NEEDS AND OPPORTUNITIES: o o Parking. Improved vehicle and pedestrian circulation within and to the Main Street business district. o A traffic light. o Additional commercial developments to serve tourists and yearround residents. o Pedestrian amenities/streetscape enhancements. o A Village entry/welcome statement at the south end of downtown. o Use of Prospect Street for future commercial/business developments. RECOMMENDATIONS: (Refer to Sketches of Village Center, p. 33, and Prospect Street Commercial and Prospect/Vine Residential, p. 37.) o Develop a system for surface parking and access that combines the existing alleys, empty lots and potential lots (to be donated or purchased). o Provide a direct link between the parking lots, shops, restaurants and the downtown. Include pedestrian amenities such as shade trees, annuals, shrubs, lighting, benches and directional/informational signage. o Develop an open green space on Main Street at the south end of the downtown. The park should serve as a stopping point on the pedestrian route and as a welcome statement for Caseville. o Retain and expand the Village Square at Main and Pine Streets. Include areas for seniors, perennial gardens and a gazebo for summer concerts. o Conduct summer traffic counts on Main Street for potential installation of a traffic light at the intersection of Main Street and Pine Street. October 19, 1989 Page 34 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan EAST MAIN/PROSPECT RECOMMENDATIONS: (Can't) o Encourage additional high-quality commercial developments along Main Street. Shops and offices should enhance the downtown character: high-quality, friendly, people-oriented, relaxing vacation destination. o Encourage commercial development on the west side of Prospect Street. Businesses should enhance the downtown, and facilitate a smooth transition between the downtown commercial and residential areas. o Develop a pedestrian crosswalk at the traffic light. Use special paving to visually and physically identify the area. o Screen parking lots that will remain on Main Street, including the bank, the Country House Restaurant, the fruit market, etc. Parking lots should be easily accessed and visible, yet screened to soften their visual impact. PUBLIC PROJECT PRIORITIES: o Parking: Priority 1 Provide surface parking in a lot between Main and Prospect Streets and south of Pine Street. The lot should be well screened from neighboring residential and commerical users. should be well signed for the convenience of Main Street motorists. It Vehicle access to the municipal lot should be from Pine Street and the existing alley. Attention should be paid to views from the parking lot toward the commercial area. The businesses could accomodate pedestrians through the provision of a second front door and/or pedestrian passage, similar to the Main Street/Marina Interface project. Funding Opportunity: • o DOC Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for West Main Street, p. 28. October 19, 1989 Page 35 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: EAST/MAIN PROSPECT (Con't) Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for West Main Street, p. 28. East Main will include a new loop road north of Pine Street, to provide an alternative route for vehicles traveling between the marina, downtown and municipal areas. The loop will also provide a link between Prospect _and Main Streets for motorists desiring an alternative to travel through the Village Center. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 36 �II ~ i ~- October 19, 1989 Page 37 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE PINE STREET NEEDS AND OPPORTUNITIES: o A strong visual and physical link to the downtown and the school and municipal area. o Development as a commercial, cultural, and public use corridor. o Retention of the historic flavor of the street. RECOMENDATIONS: (Refer to Sketch of Pine Street Commercial/Cultural District, p. 40.) o Encourage development of a scale that is smaller and of a more intimate character than Main Street. Retain and enhance the existing architecture, large building setbacks (lawns, gardens, mature trees), porches, and black iron fences. o Encourage the development of Pine Street as a cultural/ commercial corridor that links the Village Center and the Community and Cultural Arts Center in the Municipal Unit. Pine Street developments could include art galleries, boutiques, outdoor lawn or porch tea rooms and additional bed and breakfasts. o Retain parallel parking on Pine Street. o Provide additional parking in surface lots easily accessed from Main or Pine Streets. PUBLIC PROJECT PRIORITIES: 0 Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for West Main Street, p. 28. . Guidelines for Pine Street should reflect the more intimate character and uses of the corriqor, including existing historic structures, bed and breakfasts, continued provision of parallel parking, and the new Community and Cultural Arts Center at the east end of Pine Street. _; October 19, 1989 Page 38 . , �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE PINE STREET PUBLIC PROJECTS: (Con't) Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 39 �1h1 I11l ,lfi flt!· 1f ti J 11 i'. I t :J l Ii:I!h r-::~ I 1t 1 r •i r 1! Id ~u tit 111 1·1 jilIt ~ ~ •!5 ~ J !;; .! A. October 19, 1989 Page 40 - �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan NORTH ENTRY CORRIDOR ., NEEDS AND OPPORTUNITIES: o Diversified economic base. o Entry/image zone for traffic entering Caseville from the north. o Motels and restaurants. o Professional offices. RECOMMENDATIONS: o Encourage professional office developments such as doctors' offices, accountants, etc. Developments should be highquality, quiet and compatible with adjacent residential areas. Businesses must provide on-site, screened parking. o Encourage the development of high-quality, year-round restaurants and motels, with on-site, screened parking. o Implement landscape screening guidelines to buffer parking from the Main Street/M-25 Highway. o Coordinate signage with Village-wide guidelines. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for South Entry Corridor. Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for South Entry Corridor. Funding Opportunities: • • MOOT TIFA • • DOC Private October 19, 1989 Page 41 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community o.~alcpment Plan WOODED ISLAND NEEDS AND OPPORTUNITIES: o A development master plan for the Island that maximizes the natural resources and the community and commercial potentials of the site. RECOMMENDATIONS: o Develop a year-round hotel and conference facility that harmonizes with the character of the existing woodland, yet maximizes views to the downtown and marina. o Create a park for residents and guests that takes advantage of the marina as a focal point, and the coastal wetland on the east side of the Island. The park could be a destination or stopping point on the Village Walk. o Incorporate boardwalks, overlooks, and the unique proximity of the Island to downtown. o Create additional marina space on the west side of the Island. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • DNR Private October 19, 1989 Page 42 �·. PLANNING RECOMMENDATIONS: VILLAGE. OF CASE.VILLE. MAIN STREET MARINA NEEDS AND OPPORTUNITIES: o Additional parking. o Park/marina overlook. o Strong link to Main Street businesses and the Village Center. o Improved vehicle circulation. RECOMMENDATIONS: (Refer to Sketch of Pedestrian Walkway Features, p. 45, and Mini-Park at Vehicle Entrance to Marina, p. 46.) o Purchase empty lots behind the Main Street businesses and develop a comprehensive, unified service, parking and open space plan to benefit the marinas and businesses. Utilize existing septic fields as parking and open spaces once the sanitary sewer is functional. o Utilize similar themes and materials for streetscape enhancements to visually tie together the Marina area and the downtown. o Develop a park and marina overlook on the existing steep slopes between the new Caseville Harbor parking lot and the water's edge at the Marina and wetland. The park should be included on the Village Walk. o The Marina area should appeal to holiday boaters and create a festive waterfront atmosphere through the use of colorful flags, umbrellas, benches, and artwork. o Create a two-way drive through the marina area to simplify circulation to and from Main Street, and create additional vehicle stacking sp&ce, i.e. stacking in both directions, for those waiting to load and unload boats. PUBLIC PROJECT PRIORITIES: o Marina/Main Street Interface: Priority 1 Refer to discussion for West Main Street, p. 28. October 19, 1989 Page 43 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: HAIN STREET MARINA (Can't) Funding Opportunities: • • • DNR DOC Revolving Loan Fund October 19, 1989 Page 44 �I Primary Pedestrian and Landscape Island-----------.between Main St. and marina as unifying element and passive overlook area for marina viewing. Plant additional landscaping In existing marina parking lot islands to buffer views of parked cars and add color to the area. Building Enhancements to side entrances. visible from plaza. Include canopies and development ol roof deck activities. Landscape Plantings at base of buildings and ·super graphics' on blank walls. Streetscape Enhancements, and parking. Slope Stabilization between parking and marina. Include benches for viewing boats and water activities. between Main St. and marina. include festival elements for identity and interest. Service Zone (parallel or pull-in) at rear ol buildings. Buller from pedestrian zones. Including lighting. banners. street trees and special paving. Main Street Feature to identity pedestrian entrance to marina area. ~ VILLAGE OP CASEVILLE eon.-.,,_,... Pedestrian Walkway Features • Halieyl!:INngton Between Marina and Village Center ______________________________rterce __ '"_A_.._oc._,inc_ .. . September 29, 1989 �( Mini Park as connector between Main St. and marina area. Include pedestrian amenity area for shcppers and tourists, and outdoor sales areas with: lawn, paving, seating, landscaping, drink fountains, lighting, etc. Landscape Planting between vehicle and pedestrian circulation routes. ..___ _ Two-way Traffic between Main St. and marina parking and access/egress for service vehicles to west side ol businesses. ~ ---··-- VILLAO!!. OP CASl!.VILLI!. Mini Park at • ltarteylllln9t0n Vehicle Entrance to Marina _______________________......,. __,.._"-_-_....,_1nc_._ September 29. 1989 ....\0 (X) \0 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan NORTH MARINA NEEDS AND OPPORTUNITIES: o A comprehensive, multi-use development plan that addresses the physical and cultural diversity of the area, including the Bluffs, waterfront, historic church, historic Victorian house (now a funeral home), breakwater, DNR public open space and existing marinas. o A quality waterfront image. o Additional marina, resort, residential and commercial development. o Additional parking. o Improved signage. o Improved vehicle access. o Pedestrian circulation system. o Pedestrian scale lighting and seating on the breakwater. RECOMMENDATIONS: o Develop planning guidelines for the development of a commercial marina district. Include guidelines for signage, architecture, landscaping and pedestrian amenities. o Develop existing waterfront parking areas as marina space. o Convert empty lots, located north of the existing marina, into a single large, efficient marina parking lot. o Landscape the DNR parking lot to visually soften its impact. Incorporate pedestrian amenities and image enhancements such as flags, signage, lighting, gazebos, and boardwalks. o Extend the new DNR image zone to the public Breakwater, while encouraging safe, nighttime use through the installation of pedestrian scale lighting. o Redevelop the funeral home as a restaurant. o Maintain the Church as an attractive, quality piece of architecture, as well as a Village entry statement. October 19, 1989 Page 47 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan RECOMMENDATIONS: NORTH MARINA (Con't) o Provide direct vehicle access from Main Street to the commercial marina area. o Develop sitting and fishing decks on the Breakwater. The decks will extend from the walkway, over and down from the rocks. o Link the North Marina area to the Village Center and beach by including it in the pedestrian Village Walk. PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportuni~ies: • • o DNR Private Breakwater and Pointe Park: Priority 2 The Breakwater and wetland open space immediately north of the Breakwater will be developed for public open space and recreation. Enhancements to the Breakwater should include: an identity feature at the end of the Breakwater; pedestrianscale lighting for safety and nighttime use, as well as a nightime feature; the addition of fishing and observation decks which extend over the existing rocks; and a pedestrianscale feature and the juncture of the Breakwater, DNR land and the boardwalk. Enhancements to the Pointe Park wetland area include a boardwalk with overlooks to link the Breakwater and beach; and improvements to the DNR parking lot, including landscaping, signage, and the creation of a high-quality waterfront image. Funding Opportunity: • DNR 19, 1989 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan MUNICIPAL NEEDS AND OPPORTUNITIES: o cultural arts center/school auditorium. o Physical terminus to the Pine Street cultural/commercial corridor. o Year-round recreation facilities. o Indoor pool. o Indoor skating rink. o Link to Pigeon River. o Landscaping and shade at the Village/Township park. o Expanded active and passive recreation. RECOMMENDATIONS: o Develop a Community and Cultural Arts Center at the east end of Pine Street. The Center should visually and physically anchor the cultural/commercial corridor of Pine, yet take advantage of its proximity to and views of the Pigeon River and adjacent natural areas. The Center should include an auditorium and multi-purpose rooms. o Provide sufficient parking to serve the Community and Cultural Arts Center and the new boat launch, and double as overflow parking for the business and marina districts. o Develop year-round public recreation facilities for use by all residents. Facilities will serve students ~uring school hours and the community on weekends and evenings. Facilities could include an indoor pool, an ice rink, additional sportsfields, a picnic area and children's play area. o Install landscaping and a shelter or trellis at the Village/ Township park to provide shade, as well as visual interest, park definition and identity. o Develop a river park and boat livery along the Pigeon River. October 19, 1989 Page 49 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE MUNICIPAL RECOMMENDATIONS: (Con't) o Provide a pedestrian crossing from the river park to the residential units north of the Pigeon River. o Link the various municipal recreation developments through inclusion on the Village Walk. o Create and market the new Caseville waterfront image with · colorful supergraphics on the watertower. PUBLIC PROJECT PRIORITIES: o Community and Cultural Arts Center: Priority 1 The first phase of the project is the completion of a Master Plan with a greater degree of detail. The plan will include the entire Municipal unit, incorporate recommendations given in this report and begin to give physical form to the unit. Phase two of the project is to acquire funding and implement the Master Plan . . Funding Opportunities: • • • • o DOC DNR TIFA National Endowment for the Arts Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunity: • DNR October 19, 1989 Page 50 �PLANNING RECOMMENDATIONS: , VILLAGE OF CASEVILLE PROSPECT/VINE NEEDS AND OPPORTUNITIES: o Affordable senior citizen housing. o Improved safety, visual quality and usability of the County drain. RECOMMENDATIONS: o Develop housing for senior citizens on the east side of Prospect. Housing should accomodate year-round residents and take advantage of the proximity to downtown activities and services. o Link the Prospect/Vine residential area to the pedestrian route through continued development of the Village Walk and park space that parallel the County drain. o Utilize the County drain for open space and an amenity for the Village, particularly for residents of future Prospect/Vine housing. The corridor is an important component of the Village Walk as it links the senior citizen residential area to the cultural and municipal facilities. Develop Prospect Street so that it can function as an alternative vehicle route to Main Street. o PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • o DNR Private Linear Park and Senior Citizen Housing: Priority 3 The development of Senior Citizen Housing could be a public and/or private project. It should take advantage of the downtown character of the area, while meeting the unique needs of the year-round elderly resident. October 19, 1989 Page 51 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PROSPECT/VINE PUBLIC PROJECTS: (Con't) The Linear Park should be developed in conjunction with the housing and provide residents a vital pedestrian link to the new Pine street commercial district and the Community and Cultural Arts Center. A component of the Linear Park plan should study the corridor and determine its best use, whether it is 1) to be maintained as an open drain and water recreation corridor, or 2) better used solely as open space, with the water enclosed in underground pipes. Funding Opportunities: • • • • DNR Drain Commission Federal Housing Private .-- October 19, 1989 Page 52 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan COUNTY PARK NEEDS AND OPPORTUNITIES: o The recapturing of the County Park for public open space and use by all residents and visitors. o Public parking for park and downtown users. o Convenient access. RECOMMENDATIONS: o Develop a park master plan for short and long term actions. o Eliminate permanent trailers from the County Park. o Provide additional space for controlled transient trailer and tent camping. o Develop a picnic park by designating open parkland around the southern edge of the park and from Main Street east to the beach. o Improve the appearance and identity of the southern park entrance area. o Delineate a pedestrian Village Walk and bicycle circulation route. o Link the beach, County Park, Pointe Park and Breakwater with a boardwalk. o Create an activity park which links the campground to the beach. The activity park will include shared facilities such as restrooms, a picnic area, and a playground. o Designate an area for commercial (revenue generating for the county) activities, such as a snack shop, restaurant, motel, boat rentals, etc. o Designate a controlled access point for an - entry gateway and fee station. October 19, 1989 Page 53 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan COUNTY PARK PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • o DNR County County Park: Priority 3 Develop and implement a Master Plan for the County Park that returns the park to resident users, yet provides for revenuegenerating activities. The Master Plan should provide for day users and short-term, overnight tent and trailer campers. Funding Opportunities: • • county DNR October 19, 1989 Page 54 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.velopmenl Plan SOOTH BAY SHORE NEEDS AND OPPORTUNITIES: o Residential development. RECOMMENDATIONS: o Develop multi-family apartments and condominiums directly west of the Wooded Island. The multi-family resort residential will serve as a transition zone between the commercial developments and the single-family residential. o Retain single-family residential in the majority of the planning unit. o Preserve the waterfront image zone with guidelines for architecture, landscaping and signage. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 55 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.11elopmenl Plan SOUTHEAST QUADRANT NEEDS AND OPPORTUNITIES: o Diversified economic base. - o Light industry. o Hi-tech industry. RECOMMENDATIONS: o Develop a light industry and technology park and encourage expansion and relocation of new businesses to Caseville. o Adapt abandoned railroad R.O.W.'s following the "Rails to Trails" concept for use in the pedestrian system. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. An important component of the Village Walk is the reuse of the abandoned railroad for a rails to trails recreation loop. The area could accommodate cross country skiing and running and a fitness course. Funding Opportunities: • • DNR Private October 19, 1989 Page 56 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan BEADLE ISLAND NEEDS AND OPPORTUNITIES: o Improved boat access to the Pigeon River and marinas. o A quality waterfront image to encourage new and repeat boat traffic to the Caseville area. o Additional marina space. o Control of sediment, water quality, ice and flooding. RECOMMENDATIONS: o Develop a comprehensive channel, marina and watershed environmental management plan. o Dredge the ice channel and study the feasibility of using this channel as the primary (or alternate) access route to the Bay from the marina and Pigeon River. o Study alternate access routes and bridge locations for service to Beadle Island. o Develop the shoreline and channels as major image areas with guidelines for architecture, landscaping and signage. o Develop additional marina space. o Encourage the development of commercial interests on Beadle Island, particularly in relation to waterfront activities. o Encourage the development of high-quality single and multifamily housing. o Provide a pedestrian Village Walk around the Island with linkages (bridges, boardwalks, etc.) to the entire pedestrian system. o Designate an area(s) for public open space. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 57 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PIGEON RIVER OXBOW NEEDS AND OPPORTUNITIES: o Residential. o Pedestrian link to downtown. o Control of sediment and water quality. RECOMMENDATIONS: o Retain single-family residential. o Provide a footbridge to link the Oxbow neighborhood to the Pine Street cultural corridor and the municipal/school district. o Link the residential area to the pedestrian route and the downtown by including it on the Village Walk. o Develop a comprehensive watershed environmental management plan. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. The Oxbow segment of the Village Walk will include several pedestrian bridges to link the residential units to the municipal and downtown units. Funding Opportunities: • • o DNR Private Open Space Acquisition: Priority 2 The project would include acquisition of a · flood plain parcel between the Oxbow and Dutch Town residential units and preservation of the parcel for public open space. Funding Opportunity: • DNR October 19, 1989 Page 58 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.velOpmenl Plan DUTCH TOWN NEEDS AND OPPORTUNITIES: o Residential. o Wildlife preserve and open space. o Control of sediment and water quality. o Control of marina and water recreation development. RECOMMENDATIONS: o Retain single-family residential. o Preserve the river edge for wildlife and open space. o Designate an open space/preservation zone along the River at the southeastern tip of Dutch Town. o Develop a comprehensive watershed environmental management plan. o Link the residential area to the pedestrian route and the downtown by including it on the Village Walk. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 59 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.11eiopmenl Plan NORTH BAY SHORE NEEDS AND OPPORTUNITIES: o Residential development. RECOMMENDATIONS: o Retain single-family residential. o Preserve waterfront image zone with guidelines for architecture, landscaping and signage. o Preserve the natural landscape along M-25. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 60 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Caseville_Community-Development-Plan_1989 Creator An entity primarily responsible for making the resource Harley Ellington Pierce Yee Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1989-10 Title A name given to the resource Village of Caseville Community Development Plan Description An account of the resource The Village of Caseville Community Development Plan was prepared by Harley Ellington Pierce Yee Associates, Inc. in October 1989 with funding from the Community in Transition Program, Community Development Block Grant, Michigan Department of Commerce. Subject The topic of the resource Community development--Planning Caseville (Mich.) Huron County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/1ba4947bf07b1071f592ded87a7b87c5.mp4 af948381824c72611dab276ff60a1fe2 https://digitalcollections.library.gvsu.edu/files/original/7039e87e236432e8f4cbc926b83126ae.pdf 9dba44d80c67eb2d8f9a290a30e58475 PDF Text Text Grand Valley State University Veterans History Project Tony Ten Harmsel World War II (1:18:27) Background Information (00:08)            Born February 11 1919 in Iowa. At the age of 7 in 1928 he and his family moved to Holland, Michigan. (20:00) His family bought a house in Holland but lost it during the depression. (00:28) His family than lived in Blendon, Michigan for 2 years before moving to Hudsonville, Michigan. (00:33) He lived on farms for most of his life. His father was a farmer. (00:54) He attended Hudsonville Christian School until he graduated from 8 grade in 1933/1934. (1:18) He then worked jobs on farms until the age of 18 when he got a job at General Motors. (1:40) In May of 1942 he received his draft notice. (1:55) There were 5 boys in his family. Tony was the middle child. (2:25) He lived at home until he was drafted. (3:10) Tony heard of Pearl Harbor over the radio while at dinner. He was sure after this notice that he would be drafted. He almost enlisted. (3:30) th th Basic Training (4:20)   First he was sent to Grand Haven, Michigan. Then, via bus, he was sent to Kalamazoo, Michigan, where the men received physicals. (4:25) He was then sent to Fort Custer, Michigan, for 1 night. He was then sent via train to Fort Sill, Oklahoma, on June 1 1942. (4:43) The train to Fort Sill was a cattle train but beds were placed in it for sleeping. (5:47) He was supposed to have basic training at Fort Sill but he was later assigned to be a truck driver for a general. (6:36) Some of the men who arrived at the base with Tony arrived without shoes on. (7:25) During exercises, Tony was order to stay with his truck so that it wouldn’t be taken. (8:20) He did participate in rifle training but he was excused from all other training. (9:00) He wasn’t assigned to an outfit until overseas. (9:30) He left for Europe in the spring of 1944. (10:28) In June of 1943 he was married to his wife while on furlough. He was given a furlough in the winter and in the summer. (10:40) He and his wife rented an apartment outside of Fort Sill Oklahoma. (11:00) As a general's driver, there were a lot of men jealous of him. When he sat down to pray before a meal other men would take his food. (11:49) One time the general offered him free theater tickets but he turned them down because of his religious upbringing. The general offered him protection from other soldiers if he was harassed about his religion. (12:49) st            �    Every Wednesday night he attended a young Calvinist meeting. Sometimes these men got in trouble and had to scrub floors. (14:30) The general heard of this and sure that the others would never harass him again. (16:27) He was told to report to Boston, Massachusetts, when he was to be sent overseas. (18:08) In March of 1944 he was sent to work in warehouses and in a shipyard loading ships to go overseas. (19:00) Voyage Overseas (19:40)  He was sent overseas on a modified luxury liner. There were approx. 8000 men on the ship. (19:42)  The ship was too fast to be in a convoy. The ship was constantly circling to lose U boats. (20:15) The weather was good on the way over but rough on the way back. It took 4 days to get over. (21:12) He landed in Liverpool, England. (21:50) He was sent over without assignment as a replacement. It took about a week for him to be assigned. (22:44) He joined the 18 Artillery at their base camp. (23:16) On June 6 he was assigned to be sent to Europe. Eisenhower shook hands with every man who went across the English Channel. (23:40)      th th Service in Europe (24:20)        He landed on Utah Beach. His unit was in action 5 minutes after landing. (24:54) The men dug foxholes as soon as they got far enough inland. (26:00) He did not have an assignment, only a rifle. (26:24) There was a house with a French couple and two daughters by Tony’s position once while his battery was in Normandy. For several days, enemy artillery fire against their positions was highly accurate, even though the enemy could not observe their positions. The captain noticed that every time one daughter came out to work in the garden the firing ceased, and then started up when she went inside. He told Tony that the next time the girl came out, he should shoot her. Tony protested and suggested that the captain shoot her himself, but was told that while the captain could not shoot her, Tony could do so if he was ordered to. He told Tony to wait until she turned her back to them and bent over, and to use her substantial rear end as a target. Tony followed the order. After he shot the girl, her parents came out and started screaming at them, but the Americans then went into the house and discovered that it was full of German radio equipment. The girl had been noting the American positions and sending them to the Germans. (26:43) His unit moved often. They never moved more than 10 miles in a day, however. (30:04) He didn’t have much of an idea of what was happening in the campaign. He only followed orders. (30:35) He was trained on the artillery gun in the field. He was the lanyard keeper. (31:00) �             He drove the truck that carried the guns. After another truck driver was injured he was switched from his company. (32:00) The men slept outside in foxholes. (32:35) His unit came under fire from both artillery and mortars. (33:00) While manning a .50 cal. machine gun he shot down a German aircraft. (34:00) He was, at one time, shot in the helmet by a sniper. (34:50) Bombers performing carpet bombings over Normandy came in so thick that they blocked the sun. The shake from the bombs could be felt by Tony’s unit. (35:45) In the Normandy breakout of the summer of 1944 it was not uncommon for Tony and his unit to move every day and even get ahead of the infantry in some occasions. (37:28) It was not uncommon for the unit to run short on supplies. (38:00) The Germans frequently attacked at night. (38:12) The unit never stayed in one place or settled. (40:00) He was involved in the fighting in the Hurtgen Forest. (40:20) The Belgians treated the American more kindly than did the French. There were even French women in upper stories of buildings who would shoot at the Americans passing through cities. (41:05) In Belgium there was a civilian who offered to aid in the liberation of a prisoner camp. (41:45) The Hurtgen Forest (42:30)        The fighting was more intense in the forest. There was a great concern over shrapnel from trees in the forest. (42:33) One once occasion when order came to fall back, Tony and his buddy stayed behind on their own initiative and manned a machine gun and took out assaulting Germans. The Colonel who gave the order to fall back did not reprimand them. (45:30) While in open fields moving it was not uncommon for the soldiers to be fired upon by snipers. (45:50) Tony and his buddy once killed a sniper to find that he was using a .30 cal. gun with a 50 round magazine. It had remarkable accuracy. (47:00) When in the Hurtgen Forest the soldiers were very scared due to the possibility of fatal shrapnel coming from the trees. (47:47) The weather was damp and cool. (48:30) He was in Hurtgen Forest for several weeks before being sent somewhere else. (48:56) The Battle of the Bulge (Winter of 1944/1945) (49:07)       He was on the North end of the battle when the Battle of the Bulge occurred. Tony was on guard manning a .50 cal. machine gun. (49:23) After encountering a German tank, the unit changed course to go around it. (50:56) The artillery had anti-tank rounds and would fire at tanks. (51:24) To keep warm the men wore big wool over coats. The snow was also used as an insulator. (52:57) The men had to shave every morning. The water was cold. (53:35) If the men kept their shoes on at night they ran the risk of freezing their feet. (53:53) �   The men had access to a kitchen truck for food. (54:25) Even during the Battle of the Bulge the men moved often. The men had to wait a little while before they began moving forward. (55:12) Tanks were the first to move through the German lines. Infantry followed after. (55:45) Late Service (56:20)          Fighting stayed pretty heavy for his unit even after the Battle of the Bulge. (56:38) He encountered an older German soldier (mid 30s) who wanted to give up because if he went to a POW camp there was a better chance he would return home. (57:34) His unit encountered the Russian soldiers. He thought they were heavy drinkers. (59:05) Being a truck driver, Tony was assigned to take captured Russian soldiers back to the Russian Army. They would sing and drink. It was not uncommon for Tony to have to stop because one soldier had fallen off. (59:35) There were many displaced persons who had their homes destroyed. (1:00:30) Most Germans appeared happy the war was over. (1:01:04) His unit liberated a concentration camp. (1:01:49) There were no prisoners left. They were released or dead before the Americans arrived. (1:02:16) There were still German guards there when Tony arrived. (1:02:43) Service after German Surrender (May 1945) (1:03:59)             After the war ended in May of 1945 the unit was stationed at a camp. The men mostly rested here. There was talk of the men being sent to Japan. (1:04:38) Tony left Europe in October of 1945. (1:05:39) Tony was able to travel around Germany and see sights (1:05:47) They stayed in Nice, France, for a week. (1:06:25) He wrote home as often as possible and he often got letters back. (1:07:00) He often had to pay the Red Cross for packages. (1:08:00) He was paid 66 dollars a month. (1:08:35) The men were happy to hear about the dropping of the atomic bomb. (1:09:00) He left his unit to return to the U.S after having acquired enough points. (1:09:45) He voyaged home on the USS Parker. There were 2000 men aboard the ship. Some men were forced to stay on the deck because the ship was overloaded. (1:10:44) One man was washed overboard on the journey back to the U.S. (1:12:50) After arriving in New York he was given a ticket to send him back home too Michigan. (1:15:15) Life after Service (1:15:30)      He once again began working for General Motors. (1:15:33) He then worked for several furniture factories. (1:16:16) He then worked for a bakery in Holland, Michigan. (1:16:46) After 7 years of working in his own bakery, he retired. (1:17:00) He drove school buses for 11 years after baking. (1:17:20) � His service taught him the value of peace. (1:17:50) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Harmsel, Tony Ten (Interview outline and video), 2011 Creator An entity primarily responsible for making the resource Harmsel, Tony Ten Description An account of the resource Tony Ten Harmsel was born in Iowa in 1919 and grew up in Michigan. He was working at General Motors when Pearl Harbor happened, and was drafted into the Army in 1942. Having grown up on a farm and being experienced with trucks, he was pulled out of basic training at Fort Sill, Oklahoma, to drive a truck for a general on the base, and stayed at Fort Sill until the spring of 1944, when he was shipped to England and assigned to a battalion of the 18th Artillery. His unit landed on Utah Beach on or shortly after D-Day, and went into action right away. His unit fought in Normandy, in northern France, in the Hurtgen Forest, the Battle of the Bulge, and the invasion of Germany. They went through a concentration camp and ferried Russian POWs back to the Soviet lines at the end of the war. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2011-11-08 Identifier An unambiguous reference to the resource within a given context HarmselT1298V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8fbec366d00f3b37d3a214da662e86f8.mp4 b3c9099ccb4a40f2d428acd9be79bebf https://digitalcollections.library.gvsu.edu/files/original/e2921711c414a2a19669c9db1165c09f.pdf 12450809fb98c84db80fa273d82f376a PDF Text Text Grand Valley State University Veterans History Project Arthur Harnish (01:31:16) (00:10) Background Information • • • • • Arthur was born in Michigan in 1922 His dad was a farmer and a WW1 veteran They lost the farm during the depression and had to move to another town He had to hitch hike to school every day because the small town he lived in had no high school Arthur graduated in 1940 (4:00) The Service • • He had been a welder in Allegan during the attack on Pearl Harbor and after that he knew he would soon be drafted, even though many welders had been deferred from the draft At that time many of his friends had already been drafted (5:30) Training • • • • Arthur was sworn into service on January 18, 1943 He was then sent to Camp Grant in Illinois and assigned to the Corps of Engineers and went to Virginia There he went through combat engineer training and demolition building training for portable bridges Arthur was in Virginia for three months and then sent to Pennsylvania (12:05) Pennsylvania • • • • They were gathering men to ship overseas for replacements Here he had no regular duties, except to wait to leave for Europe They then went to New York in Camp Shanks where they cooked for 2500 GIs three times a day He was on KP, but always got to eat whatever he wanted (16:20) The Trip on the Queen Mary • • • • • On this ship, there were 19,000 GIs plus the crew 16 men had to share one room, which only 8 men could fit in at a time The ship had to zig zag along course to avoid German submarines They had left in May so there was good weather without any storms They were not traveling with a convoy and the ship was quite fast �• They never encountered any submarine scares • There were two fighter planes above them to watch for subs (20:50) Glasgow • The men were unloaded into an old prison • They then went to southern England near the Salisbury plains • They joined with the 347th engineer, which needed replacements because its A and B companies had gone to Africa (23:00) Duties • Arthur worked with a portable welder in a trailer and motor pool where he fixed equipment • The 347th moved around a lot and built places to store supplies and roads in the countryside (26:20) One week in London • He received a pass that he won through a lottery and was allowed leave in London • He saw Winston Churchill in a funeral parade for the Navy • Arthur visited St. Paul’s Cathedral • He also met some British soldiers that had been POWs (35:15) D Day • They had been in southern England and knew that something big was happening because airplanes had been flying all over the place (37:15) France • They crossed into France near Southampton • There had been three air raids the night before • They all had to take sea sick pills for the crossing of the channel, which made them very sleepy • They landed on Omaha Beach and it was a mess • They camped on shore because it was dark already, but it was still nice because it was June • The next day they traveled to areas where they had to fix bombed railroads • They worked dusk till dawn • None of the men really knew what was going on with any of the battles around them in other parts of Europe • They moved to another town than was completely devastated where they were building temporary bridges (49:00) Progress Across France �• • • They ended up 18 miles outside of Paris, which had not been liberated yet The sergeant later gave him a pass to go to Paris They just worked on small jobs while in France and while they were on their way towards the Rhine (56:30) Guard Duty in the Winter • Many Germans had American uniforms [at the time of the Battle of the Bulge] and he was told to not trust anyone • Arthur had been guarding a rail yard and was on midnight shift • He heard a vehicle coming, which he had not been expecting; it was a Jeep • He yelled at them to halt and they claimed that they were Americans, though they did not know the password or the answers to general questions, which was suspicious • They claimed they were from the 26th division, which was in combat at the time • He eventually let them through and found that they were telling the truth (1:01:40) Belgium • The US Air Corps had stopped many convoys and trains • A young boy had been stealing food and equipment from their trucks (1:07:25) The Railroad Bridge Across the Rhine • The bridge was a mangled mess and they could not rebuild it, so they had to start from scratch • It was a long and hard job that took 9 days to build • Roosevelt had died while they were building the bridge, so they ended up naming it the Franklin D Roosevelt Memorial Bridge • General Patton had visited them to give them a pep talk (1:13:20) Germany • They got through Nuremburg when the war had ended • Once again his name was drawn for a pass to see Hitler’s hideout • There was not much left because it was all burned out • They did not do much work while in Germany • Many men talked about the possibility of going to Japan after Europe • Arthur had been in Belgium on guard duty when Japan was bombed (1:17:40) The End of the War • Anyone over forty years old automatically got to go home • Arthur had worked with most of the same men throughout the war • He traveled back on a victory ship and the voyage was rough • They passed the Army of Occupation on their way back �(1:24:45) Back in the US • They went back to the camp in New York and they all received a “Welcome Back Steak” • They took a train home that was very slow • They stopped in Ohio where everyone got a haircut and a shave • He was discharged on November 19, 1945 • He went back to doing welding work and business was good � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Harnish, Arthur (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Harnish, Arthur Description An account of the resource Arthur Harnish served in the 347th Engineer Regiment between 1943 and 1945. He provides detailed descriptions of training and his service in Europe. He landed in Normandy shortly after D-Day and helped his unit rebuild bridges in France, Belgium and Germany, including bridges on the Rhine. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Byron Area Historic Museum (Byron Center, Mich.) BCTV Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Army World War, 1939-1945--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-11-27 Identifier An unambiguous reference to the resource within a given context HarnishA Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/0c6c68bf966f66bd6564852e9cd27771.m4v 048dc23ae45bdd326442c09c08134847 https://digitalcollections.library.gvsu.edu/files/original/f7f8b4aa0155cb538be790e4471d7f7f.pdf e5b9e3c8b3a6c45703a037ecc976b4a6 PDF Text Text Grand Valley State University Veterans’ History Project Edgar Harrell World War II 2 hours 16 minutes 1 second (00:00:32) Early Life -Born in western Kentucky in 1924 -Parents were farmers -Had an older sister, six younger brothers, and one younger sister -During the Great Depression everyone they knew was poor -$1 for a day’s work was considered good pay -Taught him valuable life lessons -Being on a farm allowed them to be self-sufficient -Had vegetables, an orchard, and some livestock -Mother canned a lot of fruits and vegetables -Had a battery-powered radio since the farm didn’t have electricity -Allowed them to keep up with news after the war began (00:05:30) Start of the War -Aware of Japan’s invasion of China in 1937 and the start of the war in Europe in 1939 -On December 7, 1941, he was at church when he heard the news about Pearl Harbor -Remembers President Roosevelt’s “Day of Infamy” speech on December 8 -Followed the news about the fighting in Europe, the Atlantic Ocean, and the South Pacific (00:07:05) Enlisting in the Marines -Didn’t want to wait to get drafted -Enlisted in the Marine Corps in 1943 -Two of his younger brothers served in the Army during the war -One fought at Okinawa then was part of the occupying force in Japan -Another brother served in Germany as part of the occupation force (00:08:30) Training -Sent to San Diego for basic training -Sent to Sea School -Learning how to serve as a Marine aboard a ship (00:08:55) Joining the USS Indianapolis -Sent to join the USS Indianapolis in San Francisco -Note: Most likely after the Aleutian Islands Campaign or after the Battle of Tarawa -Joined the USS Indianapolis as part of the Marine garrison -Couldn’t believe the size of the Indianapolis -Thought it was big enough to win the war on its own (00:09:53) Battles in the Pacific Theater Pt. 1 -Saw mop up operations at the islands of Kwajalein and Eniwetok (c. January and February 1944) -Saw the invasion of Saipan, Tinian and Guam (c. June and July 1944) -Participated in the Battle of the Philippine Sea (c. June 1944) -Saw the invasion of Peleliu (c. fall of 1944) -Saw the invasion of Iwo Jima (c. February 1945) -Saw the bombardment of Okinawa (c. March 1945) (00:10:22) Secret Mission Pt. 1 -He helped guard the atomic bomb components on board the USS Indianapolis �-Picked up the atomic bomb components on July 16, 1945, at Hunters Point, California -Delivered their secret cargo to Tinian on July 26 -Didn’t know what the components were or about the Manhattan Project -On July 16, scientists at Los Alamos conducted the successful Trinity atom bomb test (00:11:28) Battles in the Pacific Theater Pt. 2 -He didn’t land with the other Marines at Iwo Jima -Stayed on board the ship during the bombardment -Indianapolis was closer to the island than the landing craft -At Saipan and Iwo Jima the Japanese had mountain bunkers with blast doors -Hid artillery batteries behind the blast doors (00:13:12) End of War in Europe -Remembers hearing the news about Germany’s surrender on May 8, 1945 -Happy to hear about it -Remembers “Tokyo Rose” trying to feed them misinformation -Note: “Tokyo Rose” was an English-speaking propagandist for Japan (00:14:38) Battles in the Pacific Theater Pt. 3 -At the Battle of the Philippine Sea they fought the last of the Japanese fleet -USS Indianapolis was part of Task Force 58 -The Japanese lost 550 – 650 aircraft in that one battle as opposed to 123 American aircraft shot down (00:16:00) “Tokyo Rose” - “Tokyo Rose” was an English-speaking propaganda organ of the Empire of Japan -Demoralize and misinform American soldiers -She and her “facts” became a running joke as the war dragged on -Her information became obviously wrong once it became apparent the US was winning (00:17:03) Admiral Raymond A. Spruance -Admiral Spruance used the USS Indianapolis as his flagship -Used it until a kamikaze damaged the ship near Okinawa on March 31, 1945 -Only encounter with Admiral Spruance was saluting him -Remembers seeing Admiral Spruance walking on the deck and talking with his aides -Knew that he was an instrumental leader at the Battle of Midway (00:18:20) USS Indianapolis at Start of War -USS Indianapolis had been stationed at Pearl Harbor just before the attack -On December 5, 1941, the ship received orders to go to the Johnston Atoll -Got resupplied -On December 7, the ship received word that Japan had bombed Pearl Harbor -Before the war, the Indianapolis had served as the “Ship of State” for President Roosevelt -Returned to Pearl Harbor to survey damage and regroup (00:21:00) Death of President Roosevelt & Presidency of Harry Truman -On April 12, 1945, President Roosevelt died -Sad time -Felt they were in good hands with President Truman -Right man at the right time -President Roosevelt’s death felt like a personal loss (00:22:00) Battle of Okinawa -USS Indianapolis served at the Battle of Okinawa for the bombardment of the island -Arrived on station in mid-March 1945 -Remembers seeing the carriers behind the bombardment ships -The Indianapolis was close to shore to bombard Okinawa -Told they were too close to shore and move back �-He was on watch on March 31, 1945 when radar detected an incoming Japanese aircraft -Ordered onto an antiaircraft battery -He got onto a 40mm antiaircraft battery and never got a round off -Another Marine on a 20mm battery opened fire on the Japanese plane -The kamikaze hit the ship on the port side -One of its bombs passed through the hull, through ship, and exploded in the bottom -Killed nine men -He helped push the kamikaze debris overboard -Engineers made a temporary patch to allow the Indianapolis to get back to California for repairs (00:26:36) Secret Mission Pt. 2 -Made it back to California and went to the Mare Island Navy Yard for repairs -On July 16, they went to Hunters Point Naval Shipyard -A huge crate was loaded onto the Indianapolis with high ranking officers observing -He was corporal of the guard and told to set a watch for the crate -No one was allowed to loiter around the crate -Two Air Force officers came aboard with a metal container in a locked cage -He followed them and set a watch by the room where they placed the container -Learned that these “officers” were actually nuclear scientists -Passed under the Golden Gate Bridge after they received word of the successful Trinity test -Note: Trinity test: First successful atomic bomb detonation at Los Alamos, New Mexico -Delivered the atomic bomb components at Tinian on July 26, 1945 -Had orders to proceed to the Philippines to assemble for the invasion of Japan -Stopped at Guam to refuel and resupply -Denied escort despite the sinking of the USS Underhill in the area on July 24 -Navy knew that Japanese submarines were operating in the area -Denied underwater detection equipment (00:31:30) Sinking of the USS Indianapolis Pt. 1 -On July 30, 1945, at 12:14 a.m. the Japanese submarine I-58 launched torpedoes at the Indianapolis -Two of the torpedoes struck the Indianapolis -He was asleep on the deck at the time -Ship had slowed down to give the engines a break -Captain McVay decided it was dark enough, thus safe enough, to stop zig-zagging -The first torpedo destroyed the bow of the ship -The previous night he had slept on a place that was vaporized by the explosion -The second torpedo hit near the Marines compartment -Set off the #2 Turret ammunition magazine -Felt the ship moving forward and water rushing into the ship -Realized the ship was sinking -Felt secondary explosions below deck -Made his way to the quarter deck to report to his emergency station -En route he saw officers come up from below decks covered in flash burns -Before he got to his emergency station he realized he didn’t have a life jacket -His lieutenant was at the emergency station -Edgar told him the ship was sinking and they needed life jackets -Lieutenant refused to cut down life jackets until given order to abandon ship -Ship lost power which meant they lost in-ship communications -Water started coming onto the quarter deck, so he cut down life jackets -Men started shouting to abandon ship -He ran over to the port side because the ship was listing �-Saw the blackness of the night and sea -Did a lot praying and pleading with God to get home -Climbed over the railing, jumped overboard, and swam away from the ship -Saw the fantail rise, the propellers still turning, and men jumping overboard -Some jumped and hit the propellers on the way down -Saw more secondary explosions and heard a rush of air escaping the ship (00:44:43) Survival – First Couple Days -He found another sailor -A lot of men were injured and some lacked life jackets -Found two other Marines -One was a new Marine that had suffered multiple bone fractures during the sinking -He lingered for an hour and died -The other Marine was a friend from his squad -He was covered in engine oil -By the second day he could hardly see due to the oil and the saltwater -He wanted to commit suicide, but Edgar stopped him -On the second day he started seeing men drinking saltwater -As a result these men hallucinated and went crazy -They thought friends were Japanese soldiers and attacked them, or thought friends had water -His lips were swollen and cracked irritated by the oil and saltwater -Men swam away and got attacked by sharks -Couldn’t go to help them -Found men missing the lower half of their body, or a leg, or had been disemboweled -Gathered dog tags from the dead -Remembers a rain cloud passing over them -He cupped his hands to collect rainwater, but it mixed with engine oil -After drinking the oil and rainwater he vomited losing the water -Daytime temperatures reached 100o -By the third day, countless men had died from drowning or shark attacks -Life jackets lost their buoyancy -This meant you had to exert energy just to stay afloat (00:53:20) Survival – Joining a Group -He and his Marine friend joined a group of 17 men on the third day -Another group of survivors joined them with a raft and fresh life jackets -Learned to wring out the jackets and let them dry in the raft to regain buoyancy -Saw planes fly overheard at 30,000 feet -Too high to see the survivors -Thought they were closer to the Philippines than they really were -Wanted to try to paddle to the Philippines, 500 miles away -Found a crate floating in the water -Swam to it and discovered it was rotten potatoes -Washed away the rotten skin and found the core was still good -He filled his pockets with potatoes and brought them back to his group -Heard more voices and found another group of survivors with a lieutenant he recognized -The swells died down -Got separated from his raft and his Marine friend -He was with the lieutenant and another sailor -Sailor eventually died -Started believing the lieutenant was his Uncle Edwin �(01:03:10) Rescue -On August 2, he saw the plane piloted by Lieutenant Gwinn and Lieutenant Colwell -Edgar started shouting and splashing the water -Lt. Gwinn had gone into the bomb bay to retrieve a faulty radio antenna -Saw men and debris in the water, and someone using a signal mirror -Lt. Gwinn brought his PV-1 Ventura down to about 1,000 feet -Surveyed the debris field and the survivors in the water -Tilted his wings to let them know he saw them -Lt. Gwinn radioed Lt. Marks, a PBY Catalina seaplane pilot, of the situation -Lt. Marks radioed the USS Cecil J. Doyle about the situation -Despite contrary orders, Lt. Marks landed his seaplane and started picking up survivors -Ultimately, the seaplane never flew again -Lt. Marks picked up Edgar and the lieutenant -A couple dozen men had already been packed inside the aircraft -Edgar’s Marine friend had already been picked up -All toll, Lt. Marks recovered 56 survivors -USS Cecil J. Doyle arrived on the scene and took the PBY crew and the survivors aboard -Other destroyers and destroyer escorts came to the scene and recovered the remaining survivors -Out of a crew of 1,196 only 317 men survived -USS Cecil J. Doyle sailed to Peleliu so the men could be treated at the field hospital there (01:10:24) Commander Hashimoto -Commander Hashimoto confirmed that the Indianapolis sank in only 12 minutes and other details -Commander Hashimoto refused to shoot survivors in the water -Left the area because he mistook the Indianapolis’s engine noise as another ship -Met Commander Hashimoto (commander of the I-58) after the war and saw he was a good man -Commander Hashimoto came to the court-martial of Captain McVay to defend the captain -He has since come to reunions as a way of making peace -He lost his entire family due to the atomic bombing of Hiroshima -His granddaughter and great-grandchildren come to reunions -He has met them, they have forgiven each other, and he sees them as family (01:16:45) Recovery & End of War -After being rescued by the Cecil J. Doyle he was taken to Peleliu for initial recovery -Taken to Guam by the hospital ship, USS Tranquility -At the hospital at Guam he remembers men wrapped in Vaseline gauze to recover from burns -On August 6 he remembers being in a cot and being told about the destruction of Hiroshima -Admiral Spruance presented him with a Purple Heart -Stayed in Guam for a while -Got to the United States on October 2, 1945 -On October 4 he was admitted to Balboa Hospital with a ruptured appendix -Received 29 days of antibacterial treatment with a new drug, penicillin -Felt honored that the Indianapolis had helped end the war (01:23:35) General Douglas MacArthur -Heard more criticism of General MacArthur after the war than during it -He didn’t feel that he had a right to criticize a general being an enlisted man -Plus, General MacArthur was an Army general, not a Marine general (01:25:03) Navy’s Response to Sinking -Navy didn’t send his family a telegram until August 12 letting them know he was alive -Navy didn’t want the public to know about the Indianapolis until the war was near its end �(01:27:06) Life after the War Pt. 1 -Came home in poor physical and psychological shape -Felt he should wait to get married until he was in better health -His girlfriend waited for him -On July 25, 1947, he and his girlfriend got married -As of July 2016 they celebrated 69 years of marriage -Thankful that he got to live his life after the war and the sinking (01:30:12) Captain Charles B. McVay III -He knew that Captain McVay had two sons and a grandson -Knew that Captain McVay wasn’t an emotional man, but he respected his subordinates -Remembers Captain McVay fishing with enlisted men -Respected him for doing that -Saddened to hear that Captain McVay was being tried for losing the USS Indianapolis -Wrote a letter to Captain McVay to say he would go to Washington DC to defend him during trial -In 1960 the survivors held their first organized reunion -Edgar invited Captain McVay and he came -All of the attending survivors greeted Captain McVay at the Indianapolis airport -Captain McVay remembered Edgar and shook hands with him -Captain McVay was the only captain to be put on trial for losing a ship in wartime -The Navy needed a scapegoat for losing the USS Indianapolis -Naval personnel had ignored distress signals from the Indianapolis -Admiral King had made extremely bad decisions concerning the Indianapolis -Commander Hashimoto came to the trial to testify in favor of Captain McVay -Said that Captain McVay couldn’t have done anything to avoid the sinking -In 1968, Captain McVay committed suicide -Years of guilt and hate mail from grieving families took its toll on him -Hunter Scott, a 12 year old student, began working to exonerate Captain McVay -In October 2000 Congress exonerated Captain McVay for loss of the USS Indianapolis -In July 2001 the Navy purged Captain McVay’s record of all wrongdoing -Captain McVay had earned a Bronze Star for his actions at Okinawa -Navy denied him the commendation due to the court-martial (01:43:18) Sharks -Saw sharks 6 – 10 feet away from him taking down bodies -Saw shark fins only a matter of feet away from him -When the sharks dove down he felt them brush against his legs and feet -Heard men scream as the sharks attacked them (01:44:45) September 11th Attacks -The September 11th attacks felt like a repeat of the attack on Pearl Harbor and the beginning of WWII -Felt that the government lacked appropriate foresight and allowed dangerous persons into the country (01:46:03) Reflections on the USS Indianapolis -He can still relive the events of the sinking and surviving after the sinking -He can still see these things in his mind’s eye -Feels that not enough people know about the sinking of the USS Indianapolis -Considers it an honor that he can still tell his story and the story of the ship (01:48:20) Public Awareness of the USS Indianapolis -Feels that the Navy tried to cover up or ignore the sinking of the USS Indianapolis -The Navy’s reaction to the sinking made the Navy look bad -Too many high-ranking personnel made too many serious mistakes -Trying to avoid a PR nightmare due to the miscarriage of justice with Captain McVay �(01:50:16) Life after the War Pt. 2 -Had two children, one daughter and one son -Had eight grandchildren and eight great-grandchildren -Son worked as a pastor -He was involved with his church as a teacher and as a lay-minister -Served as a trustee at the Moody Bible Institute for 15 years (01:52:29) African-American Sailors -Had some African-American sailors aboard the USS Indianapolis -None of them survived the sinking -They served as assistants to the officers, cleaners, and cooks -Their compartment flooded first when the ship began to sink -He was friends with one black sailor, Clarence Sims -Believes these men died as a result of segregation -Had separate, and most likely poorer quarters (01:55:35) Captain Edward L. Parke -Captain Edward L. Parke was the commanding officer of the Marines on the USS Indianapolis -Remembers that he was relatively new on the ship, and tough -He respected Captain Parke -Captain Parke directly ordered Edgar to set a watch for the atomic bomb components -Knew that Captain Parke had fought at islands early in the war -After the sinking, Captain Parke tended to wounded men and surrendered his life jacket to men -Continued to lead and care for men until he died -There is a swimming facility at Marine Corps Recruit Depot San Diego named in his honor (01:59:15) Captain McVay’s Exoneration -Never heard one survivor say that Captain McVay deserved to be tried for losing the ship -None of them felt he was responsible for losing the ship or the sailors dying (02:00:49) Remembering the USS Indianapolis -Has been to the national memorial for the USS Indianapolis in Indianapolis -Emotional event when it was first unveiled in 1995 -Has been to the memorial on other occasions -On Veterans’ Day people have come up to him and asked him about the sinking -People from the Smithsonian Institute and from Ireland have wanted to interview him -He invited them to come to reunions so they can get more stories than his -National Geographic and Dr. Robert Ballard are still looking for the wreck of the Indianapolis -Plans to send unmanned submarines to look for the wreck -There are also plans to place a memorial on the wreck site if the wreck is found -Expedition planned for spring or summer 2017 -If they find the wreck it will provide closure for him, and probably for other survivors -Aware of Sara Vladic’s documentary, USS Indianapolis: The Legacy -He is also aware of USS Indianapolis: Men of Courage starring Nicholas Cage coming in fall 2016 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context HarrellE1946V Title A name given to the resource Harrell, Edgar (Interview outline and video), 2016 Description An account of the resource Edgar Harrell was born in western Kentucky in 1924. In 1943 he enlisted in the Marine Corps, received basic training in San Diego and was selected for Sea School to serve as a marine aboard a ship. Upon completion of training he was assigned to the USS Indianapolis. Edgar saw combat aboard the Indianapolis at major battles in the Pacific Theater including the Philippine Sea, Iwo Jima, and the bombardment of Okinawa. After delivering the atomic bomb components to Tinian on July 26, 1945, the Indianapolis was torpedoed by the Japanese submarine I-58 on July 30, 1945. Edgar was one of the 317 men to survive the sinking of the Indianapolis and being stranded at sea. He was picked up on August 2, 1945, by the seaplane piloted by Lieutenant Marks and was transferred to the USS Cecil J. Doyle. He recovered at Peleliu, and was brought to Guam on the USS Tranquility. Edgar arrived in the US on October 2, 1945, but due to appendicitis was kept at Balboa Hospital until early November 1945, and was discharged from the Marines after that. Creator An entity primarily responsible for making the resource Harrell, Edgar Contributor An entity responsible for making contributions to the resource Hammond, Steve (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Marine Corps Source A related resource from which the described resource is derived <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Type The nature or genre of the resource Moving Image Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2016-08-22 Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/dc7e3c2f178f3796b19347d862f88722.mp4 ec85fdb8a50e03aec542ada4c28076c4 https://digitalcollections.library.gvsu.edu/files/original/fb41033ae635e2f6a0bf6d6bb0efd7ee.pdf 0be4f88553473e87134afe41cdc89f6b PDF Text Text Grand Valley State University Special Collections & University Archives RHC-88 Fei Hu Films Flying Tigers Interviews Interviewer: Frank Boring Interviewee: Jasper “J. J.” Harrington Date of Interview: 06-10-1991 Transcriber: Frank Boring [TAPE 1] FRANK BORING: J.J., I'd like to begin with your time at Moffett Field, you were converting P-36's to P-40's at that time. Could you describe what your duties were at that time? J. J. HARRINGTON: When I was assigned at Moffett Field in the 20th Pursuit Group in the 55th Squadron, we came to Moffett Field from Barksdale Field, Louisiana at Shreveport, we were a first priority fighter group in the interior of the United States and did not have a first priority fighter group on the West Coast and we had recently converted from P-26's to P-36's and then the entire group moved intact to Moffett Field in South San Francisco. It was a Navy base and was on temporary loan to us for this fighter group. About a year after we were assigned to Moffett, we converted from the P-36's to the P-40 and that was the first P-40's off the assembly line. The air frame on the P-40 was identical to the air frame on the P-36. It was built by Kirby and the main thing it did was convert from a radial engine to an in-line engine. So they put an Allison in-line engine in the P-40. So actually when we received the P-40, the airframe was the same as we'd been working on for the last 3 years and so the main problem we had was primarily to get acquainted with the Allison engine on the P-40. FRANK BORING: At the time within the military frame of thinking, the B-10 bomber had come out and was considered a superior bomber, �it was faster than some of the fighters. Can you comment on the idea that the fighter was perhaps not as important as the bomber, at least in the military way of thinking? J. J. HARRINGTON: Well, Martin built the B-10, it was a twin engine medium bomber. Now that came out when we were still stationed at Barksdale at Shreveport, Louisiana at the time we were in P26's and when the Martin bomber came out, this P-26 with this open cockpit, fixed landing gear, the B-10 bomber could out fly, it could outrun, it could out climb this P-26. Numerous times that we'd been out on the line and this formation of B-10 bombers was coming over and we were sitting out there with the P-26's to try to get a little oxygen in the tank behind the pilot and the oxygen was in a big old milk can, like they used to carry milk in, and we'd try to pour a little oxygen in this tank, and of course oxygen would freeze up in a hurry and you had to go mighty slow with it to get anything in there. Meantime the B-10 bombers were coming on in and most of the pilots took off in these P-26's and put a tube in their mouth that come from the tank in hopes to get a little oxygen, and they'd take off after the B-10 bombers and the B-10 bombers would just come over and just outrun all the P-26's and when they got ready to, they could out climb them also. So actually pursuit aviation as we knew it, became obsolete. Because if you can get a bomber that can outrun the fighter, the fighter is not very much good. So that went along for a while and some of the pilots decided that they needed pursuit aviation in addition to bombers. So that's when Curtis came up and decided that they could build an airplane and Curtis built the P-36 and at the same time, it may have slipped my mind right now, but they built the P-35 and they were both similar airplanes and they were both tested together and the Air Force finally came out and accepted the P-36 and everybody thought they did a good choice, including myself, as far as maintenance because I'd worked on both those airplanes, the -P-35 and the P-36. Anyway they came out with �the P-36 and then they decided that well they did need a pursuit airplane so they just followed on with the P-40. FRANK BORING: Let's now talk about the difficulty from your observation point, the pilots at that time, not AVG, but pilots at that time had, the difficulty they had in the P-40's. J. J. HARRINGTON: Well, the difficulty that I experienced and observed with the pilots in the P-40's, primarily on landing. They could take off with the P-40, we were stationed in Hamilton Air Force base just north of San Francisco, and that was low country and it had a dike all the way around the base, all the way up and down the air field, and it was a pretty high dike and these pilots would fly and get ready to come in for a landing, well the dike was pretty high and you've gotta clear that darn thing, but then when the pilots pulled the airplane back, pulled to come in for a landing, this big nose on the P-40 was in their way as far as seeing. They'd have to look around to the side a little bit and then they would get a little confused and it would stall out and the airplane would crash right there on the runway. That was from the new pilots coming in from pilot training, getting checked out on the P-40. I don't know what the problem was and I've indicated and made statements about - thought that the fine training program lacked a lot, because they were not really prepared to go from a P-6 trainer to a P-40 in one jump and especially with an obstacle like a dike around the field. Colonel R.E. Aker was our Commander there at Hamilton and he was a brilliant individual but he decided to get these new pilots away from the dike so we took all the airplanes, about 15 of them and went down to Southern California, I think it's - anyway it's a big old pasture and it did have a strip down there but it was dirt. There was no obstructions at all, there was just a big pasture. So we went down with a - had a crew chief per airplane and then had some good instructor pilots and then all these new pilots. So we went down there to practice and the first week we were �down there, five of these new pilots got killed. Two of them with a head on collision and three of them even with the wide open spaces, they just got confused and cracked up the airplane right there on the airport. So anyway we stayed down there for a couple of weeks and that's the only pilots we lost, the others finally started doing all right, but it just was a big jump from a P-6 airplane to a P-40 especially with that long nose out there that's gonna stick up in front of you when you come in for a landing and that made things more difficult. FRANK BORING: What were the difficulties as you experienced them in terms of repairing these airplanes? J. J. HARRINGTON: The maintenance problems on the P-40 after we seen those at Moffett were not near so great as they were on the P-36. When we received the P-36's at Barksdale at Shreveport, we didn't have tremendous problem with the Pratt and Whitney radial engine in that P-36, but the airplane was the first airframe of its type that was ever constructed and we had major problems with this airframe, with its landing gear and a little bit of everything. But anyway we got the bugs out of the airframe and Pratt & Whitney has always had a good reliable engine, we didn't have any problem at all with it. So anyway we corrected all the bugs in the airframe and as I said before, when they built the P-40, they used the same identical airframe as they had for the P36 and all we had to do was put the Allison engine in there and then adjust the center of gravity to what they would like to have it. So when we did receive the P-40's at Hamilton, the airframe was no problem at all, because we'd already worked on that thing for 3 or 4 years, but the Allison engine, now that was another problem, because that's the first time they'd ever used the Allison engine in an airplane also. One of the main problems that we had to start with the Allison engine that you couldn't go into a power dive with an Allison engine without blowing the whole intake system, which is right in front of the pilot's cockpit and �we worried with that for quite some time. On the Allison engine you've got two rows of engines with the intake system placed in between that and of course your cowling over it to smooth it out. On that intake system somebody dreamed up a screen to put in there to equalize and smooth out the air flow going into the carburetor from your cylinder. We suspected that the pressure was being built up in that intake system that caused this thing to blow at full throttle and power. They had the P-40's restricted from a power dive, you just could not do it. In fact we had a Lieutenant there in the 55th Squadron that even though the airplanes were restricted he took off, went in a power dive and blew the whole system out and come on in and then this Lieutenant Tackon, and I'll probably refer to later, he formed ground and Lieutenant Mangleburg's approach was - I thought I was doing the Air Force a great favor by test hopping this thing to see if I could find out what the devil was going on with it and Lieutenant Tackon informed him that he was not a test pilot. But they never did find out from the main thing that caused that at the time and they still maintained and determined that they were gonna keep those darn filters in the intake system and they still had those intakes restricted, the airplane was restricted, they had the intake filters in the intake system when I left to go to China. Needless to say, when I got to China well they still had a lot of this stuff in them and that was the first thing that we took out and threw away, was the filters in the intake system and we never had a P-40 in China to blow up like the ones that we had at Hamilton. That was the basic problem that we did have with the Allison engine and when you build up pressure, something is gonna give and what would give would be the intake system that was located between the two banks of cylinders in the airplane. FRANK BORING: At this time just basic maintenance problems that you had whether it was spark plugs or whatever, I assume you had a lot of equipment, a lot of spare parts. I guess what I'm looking �for is the ease or the difficulty - but I would assume the ease of being able to maintain the engine just for regular types of maintenance which later on in China became a difficulty because you couldn't get those spare parts. If you had all the spare parts you wanted with your Allison engine, how easy was just the maintenance of it, so that later when we ask you about the difficulties you had without the spare parts… that you had mentioned Merritt and Mangleburg, you mentioned were mavericks. Do you have any comments about your relationship with them at that time? J. J. HARRINGTON: We had a Lieutenant Mangleburg and a Lieutenant Merritt in the 55th Squadron while we were there at Hamilton and they were both, as far as we were concerned, outstanding pilots. They could do most anything with the P40 that anybody else could except they could do a better job of it. However, they had the restrictions that were imposed on the airplane and everybody was supposed to conform. Well Lieutenant Merritt and Lieutenant Mangleburg were not the best conformists even though they were outstanding pilots. We knew them quite well because they did take an interest in the P-40 airplane and the workings of the P-40 airplane and what difficulty the maintenance people had with it and as far as the ground personnel, now they thought they were just tops - well it was not a buddy-buddy type relationship between us at all, it was a matter of genuine interest in the airplane and what we were doing to correct problems on it. FRANK BORING: What we're looking for, what you said about Merritt and Mangleburg is very important, because later on in AVG the pilots and crew chiefs had that kind of relationship. If you could go through that again and tie it up saying that's what they eventually did, was they eventually became members of the AVG. �J. J. HARRINGTON: While we were stationed at Hamilton and I was in the 55th Squadron of 20th Pursuit Group of P-40's, in fact we were still the only first priority fighter group out on the West Coast. In the 55th Squadron we had two pilots that sort of stood out and above other people: that was Lieutenant Merritt and Lieutenant Mangleburg. Personally I thought that they were two of the most outstanding pilots that we had in the organization, but mixing the problem that Lieutenant Mangleburg had of taking up a P-40 when it was restricted from a power dive and went into a power dive and blew the intake system out. Lieutenant Tackon, the Squadron Commander grounded him and reprimanded him for it. But Lieutenant Mangleburg and Lieutenant Merritt both, they had friends with the ground personnel out there because they were all coming out and not necessarily getting in our way when we were working, but they had the genuine interest in what we were doing on the airplane to correct the discrepancies or something that they had written up on a previous flight. Lieutenant Mangleburg told us that he thought he was doing the Air Force a great favor by test hopping this P-40 to see if he could find out what in the devil was wrong with it, because it had been grounded for quite a long period of time due to the intake system. He said Lieutenant Tackon informed him that he was no test pilot and he was not going to be flying a P-40 for a while. But later, when they were interviewing people to go to China and join the American Volunteer Group, well of course Lieutenant Merritt and Lieutenant Mangleburg they were the first ones to volunteer as far as pilots were concerned. But they were two outstanding pilots and nobody could tell me any different and we respected them, we certainly did. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-88_Harrington_JJ_1991-06-10_v01 Creator An entity primarily responsible for making the resource Harrington, Jasper J. Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-10 Title A name given to the resource J. J. Harrington interview (video and transcript, 1 of 14), 1991 Description An account of the resource Interview of J. J. Harrington by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Harrington served in the AVG as Line Chief in the 1st Squadron "Adam and Eve." After experiencing some confusion with his recruitment for AVG and discharge from the U.S. Army Air Forces, he traveled to Rangoon, Burma where he was met by Col. Chennault. He was stationed in Rangoon and Toungoo, Burma and Kunming, China. In this tape, Harrington describes his time working at Moffett Field in California where he converted P-36 fighter planes to P-40's. He also goes into detail on the difficulties pilots experienced at the time and the difficulties he experienced repairing the airplanes in addition to how Lieutenant Merritt and Lieutenant Mangleburg became the first pilots to join the American Volunteer Group. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/90814ac4ea0aad87cae1b647c2ed1056.mp4 02a82b77c834ec1e72c8f5a7a29a5022 https://digitalcollections.library.gvsu.edu/files/original/63c53824f401350d981e37e31494fc47.pdf c6b1d62d392c77f438c50a9998a3cb33 PDF Text Text Grand Valley State University Special Collections & University Archives RHC-88 Fei Hu Films Flying Tigers Interviews Interviewer: Frank Boring Interviewee: Jasper “J. J.” Harrington Date of Interview: 06-10-1991 Transcriber: Frank Boring [TAPE 2] FRANK BORING: In the summer of 1941, you received a call from Lieutenant Tackon regarding a Captain Aldworth coming. Could you tell us about that call and the subsequent meeting that you had? J. J. HARRINGTON: We are still stationed on Hamilton Field, just north of San Francisco with the 20th Pursuit Group, and one night, I don't recall the exact date, it was about 11 o'clock at night and I got a personal call from a squadron commander, Lieutenant Tackon, and he wanted me to meet him over at squadron headquarters, and so I jumped up and shucked on some clothes, not knowing nothing about what I was going to see Lieutenant Tackon because I couldn't remember him - didn't think I needed bawling out - but if he was going to meet me there personally, I figured it must be something, so anyway, I got off patrol, went over to talk to Lieutenant Tackon and he showed me a letter that he had in his hand - there would be a Captain Aldworth at this Hamilton Air Force Base, and he would be interviewing people for the purpose of going to China and getting discharged from the service and going to China, and that was about all he said, other than there would be working on P-40's and he didn't know very much more, but they would have a meeting in the theater the next day, and Captain Aldworth would be there, and everybody was invited, pilots, ground crew and not only mechanics, regular personnel and everybody else. Lieutenant Tackon asked me �did I know of anybody in the squadron who might be interested in listening to what Captain Aldworth had to say, in fact Captain Aldworth was a World War I pilot and had been an air-minded individual all his life. I responded to Lieutenant Tackon that I probably knew a few in the squadron who would be interested in seeing what he had to say. He wanted to know who and I said myself, Preston Paull and Jack Cornelius for three. He looked at me and said "What do you know about the others? …… [?] What do you think you're going to do, take the heart of my maintenance activity and we would always volunteer for everything in the squadron anyway, and got along good with everybody, so basically that was about the extent of our conversation. He said, "You can get hold of them and go over to the theater tomorrow and see what he has to say." So that was about the extent of the conversation we had that night. The next day, we did go over to the theater that housed them and Captain Aldworth was there, and theater was almost full of people. Captain Aldworth got up and explained that they were going to form this American Volunteer Group, that anybody selected would be discharged from the government, from the army air corps for convenience of the government, and would be going to China and they would have a P-40's, it would be an air operation primarily to protect traffic on the Burma Road, and they would be using P40 airplanes and basically that's about all he knew and -do you have questions as to basically under what conditions would be operating. He didn't know other than we would be stationed mostly in field type duty and would be stationed in different spots along the Burma Road from Kunming, China to Rangoon, Burma and to protect supplies coming up that road into China. Anyway, after the meeting they went ahead and signed up myself and Preston Paull and Jack Cornelius. I didn't sign me myself indicating the desire to be selected for this assignment to China. - Army air corps to go to China to work for the Chinese under contract with the Chinese government and later after this �briefing and we signed this slip, we were sent down to Muroc Dry Lake in Mojave Desert - Montgomery, that's where we did our gunnery down there. We were down there about ten days and when we came back to Hamilton, nobody said nothing to us about anything other than just the work that we were doing in Montgomery. When we did come back to Hamilton Field, there were other people out at the 20th Pursuit Group, the 77th and 79th squadron who had also signed up. They were already discharged and were civilians there on the base. We asked them, of course, what happened, she said, "We're fixing to catch a ship the next day to head for China," and we didn't know nothing about nothing, nobody said nothing to us. These three staff sergeants, Harrington, Cornelius and Paull, we got our heads together - a committee meeting to see what we could do. We figured the best thing to do was to just to send a - our first action would be go down and see Captain Aldworth. We found he was still at [?] Hotel in San Francisco, so we went down and had a talk with him and he didn't give us very much encouragement because he'd already filled up the numbers of the people that were going to China and we told him - explained the situation, we were on the original list and everything else, but Aldsworth's position was, he didn't help us out a heck of a lot, but he did say, "If you get discharged from the army air corps then I will go ahead and put you on even though I'm already filled up to the numbers." And he didn't do anything to try and help us get discharge so that still left us in a dilemma. How in the devil were three staff sergeants were going to have somebody to discharge us. So we got together and decided the best thing to do was send a wire to the Chief of the Air Force. So we did, we made out a telegram, sent it direct to the Chief of the Air Corps and explained the little problem that we had and we didn't make any obnoxious remarks, we were as courteous as we could be, that's the only thing you can do. We asked in our wire what - we just asked for consideration, giving us a discharge, since we were on the original list and so we'd �appreciate it and said a few kind words about him. So then we signed it, saying - Staff Sergeants Harrington, Paull, Cornelius. We sent that off, and the next morning, real early, I got a call from the Adjutant at base headquarters and he wanted to see Harrington, Paull and Cornelius, so we went down to base headquarters and back then, when you had a priority message and they had a red border all the way around it, so he a priority message in his hand. He let us read it and it was from the office of the Chief of the Air Force and the Air Corps and said that, "Staff Sergeants Harrington, Paull and Cornelius will be discharged and processed from the army air corps immediately and it will be done that morning in order to get on board the Dutch ship leaving for China that afternoon at 3 o'clock." The Adjutant had done some checking prior to us going down there and he was a pretty sensible individual too. He said there was no way that we could process, get your passports and all that in that length of time, he said he had checked and there would be another one in about ten days going, and I said we'd shoot for that one. So we started for base headquarters and went down to group for our processing and when I got to group headquarters, the group adjutant wanted to know if Lieutenant Tackon, our squadron commander knew about us getting discharged. I said, "Not that I know of, we hadn't called him." He said, "Maybe I should call and let him know that you're going to be discharged from the squadron." Anyway, we went on down to see Lieutenant Tackon, our squadron commander, to file process and we talked to him and we asked him why we were not notified at the time to send a message out to him requesting we be shipped back to Hamilton for discharge. His response was, "I found that you fellows didn't really know what you were getting into." We told him, "We won't argue about that either. We don't really know ourselves, but we talked it over and gave it a lot of serious thought and we did want to get discharged and go to China." We left on good terms which is the way it should be. �FRANK BORING: Why did you want to go to China? J. J. HARRINGTON: Basically, I don't really have anything specific that I can tell you. I was acquainted with China and I'd heard talks by the missionaries as far as China - but basically that's all I've ever known about China is what I've heard from the missionaries. But by the same token, world situation was building up at about that time and even a peon like me knew we were going to be at war with Japan and Germany in the late fall or '41 or not later than early Spring of '42, and everything was being prepared toward that end, and actually I can never understand why the situation happened at Pearl Harbor like it did. If a peon like me knew about the - and was convinced there was going to be a war - I never could understand why the ship was caught in a bottle neck - I never will understand it. Actually to go over there as a civilian and be at the start of something that really had never happened before was interesting and challenging too. As far as maintaining P-40's, we figured we could maintain P-40's. We had them on maneuvers out in the field and that sort of stuff. We didn't figure that was a big problem, and of course, we didn't know nothing about - the briefing was not that good that we knew in detail what we were going to be doing when we did go to China. FRANK BORING: What was the answer about getting discharge about Lieutenant Tackon? I think what we need is a clarity, a clarification if you will, that he didn't want to lose you. He said he didn't want to lose you, basically. Do you know what I'm saying? All we're looking for is just a clarification of what you've - you had good terms leaving, but let's concentrate just on that meeting. J. J. HARRINGTON: The one where we finally got discharged at that time? Going back to that meeting the three of us had with - Harrington, Paull and Cornelius - that we had with Lieutenant Tackon, �our squadron commander of the 65th squadron, 20th Pursuit Group, his reasoning for not notifying us at the time that they sent F. Mason down to Muroc Lake from Hamilton, that we had been selected to go to China with the American Volunteer Group and his reasoning was that he had just previously split the 20th Pursuit Group and formed another group and in doing so, we had to take a lot of the skill out of each squadron, the 50th, 77th and 79th and formed this other group in its entirety. So the skill level was reduced and the 20th Pursuit Group and each of the six squadrons down to bare bones type of thing and Lieutenant Tackon did not care about losing any more skilled people than he could help. You can understand his logic, because his approach was going to combat he'd like to have some skilled people to maintain the airplanes. He said, "I don't really have any quarrel with the logic except for the fact as I stated that we've made a decision and we'd like people to respect our decision also." FRANK BORING: During the period of time when Captain Aldworth was telling you about China, did he also discuss with you the remuneration, the pay scale? J. J. HARRINGTON: Yes, he did. He covered some of that, in fact, quite a bit of it. During the briefing with Captain Aldworth at the theater at Hamilton, Captain. Aldworth went into a lot of detail on a lot of things that we were going to be confronted with when we went to China when we got out of service. He covered the pay scale of the squadron commanders, the pilots - the pay scale of the maintenance people, in fact, he said that the line chief would be drawing $400/month and a crew chief would be drawing $350/month and he goes on down to clerks and radio operators and so forth, regular maintenance people. He also stated emphatically, it was clear to everybody that during this time that we were over there it had we had the good wishes of everybody because President Roosevelt had sent out unpublicized presidential order and displaying of '41 that �triggered this whole thing off and that people were - certain credentials he was sending out to the army, army air corps and marines that anyone possessing specific identification would be permitted on the military bases of the army air corps and marines for the purpose of interviewing personnel - for the purpose I mean of getting a discharge and going to China and to form the American Volunteer Group. At this briefing at Hamilton, he went into detail on most of the administrative things that that would be taken care of and we wouldn't have to worry about it, that it would be taken care of through the State Department and I guess who handled it and Bill Pawley of CAMCO Manufacturing, they were handling the finances there and we would be paid through the CAMCO Organization which was actually owned and operated by Bill Pawley. The pilots - I'm not sure exactly the detail on the pilots but the pilots were - the squadron commander - I think there would draw $700- but I know the line chief back in my area, the line chief drew $400, the crew chief would draw $350 and the time that we spent in China - we were not at war and we could not send active duty personnel over there. The government decided it could go this route and send support over to keep the Burma Road open to keep supplying China and everybody knew that if you got war with Japan which was inevitable, it looked like, the first thing that Japan would do, would come around and take the entire coast line and on the only way that China could get any supplies at all would be up the Burma Road and they decided to go ahead and take over round there, the only way they could get any supplies into China would be across the hump from India. I don't think anybody had any quarrel about that. He also stated during the briefing, not he but Captain Aldworth, also stated during this briefing that due to the urgency of the situation, that the people that volunteered to get out of the service and go over and sign a contract for a year at that time would be counted, we would not lose that time, it would be counted as far as military time for pay and if any promotions our �contemporaries - as far as we who were over there, that we would get back in the service with the same rank that they would have had if we would have stayed in the service all along. There was no question about that statement that Captain Aldworth made, about the benefits that we would receive after we finished this year's contract with the Chinese government. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-88_Harrington_JJ_1991-06-10_v02 Creator An entity primarily responsible for making the resource Harrington, Jasper J. Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-10 Title A name given to the resource J. J. Harrington interview (video and transcript, 2 of 14), 1991 Description An account of the resource Interview of J. J. Harrington by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Harrington served in the AVG as Line Chief in the 1st Squadron "Adam and Eve." After experiencing some confusion with his recruitment for AVG and discharge from the U.S. Army Air Forces, he traveled to Rangoon, Burma where he was met by Col. Chennault. He was stationed in Rangoon and Toungoo, Burma and Kunming, China. In this tape, Harrington describes his experience joining the AVG in the summer of 1941 when Captain Aldworth visited Hamilton Field for recruitment purposes. He explains his motivations for going to China, the complications in being discharged, and the benefits they would receive after finishing a one-year contract with the Chinese government. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/12fafb0c2536e0db3bccad43c38e1fa0.mp4 1be17003ce2b007ae0262776f482f706 https://digitalcollections.library.gvsu.edu/files/original/d926520e222a9678a81deaf6c6c08774.pdf 480b800b1fab2660747d12a0bcb05a69 PDF Text Text Grand Valley State University Special Collections & University Archives RHC-88 Fei Hu Films Flying Tigers Interviews Interviewer: Frank Boring Interviewee: Jasper “J. J.” Harrington Date of Interview: 06-10-1991 Transcriber: Frank Boring [TAPE 3] J. J. HARRINGTON: I'd like to make a comment regarding my reasoning for going to China in the first place and I'd also like to make a statement regarding the comparative pay scale, I mean what I was making and what I was planning on receiving if I did go there, I was a Staff Sergeant at Hamilton and I was making $72 a month as a Staff Sergeant. With the longevity I had I was making approximately $100 a month as a Staff Sergeant. I was also on flying for even fighting units had, gave selected people flying favors. With the flying pay, I was making as a staff Sergeant in the Army Air Corp approximately $150. The offer they had for crew chief to go on to China was $350. So really there was about a $200 increase in pay except that I had to pay $30 a month for subsistence when I went to China with the American Volunteer Group. So really the pay differential was not that much to really be that attractive. I mean that some people wouldn't lead you to believe, I mean because there was about $200 difference in pay in what I was making and what I was drawing when I went to China. FRANK BORING: You had mentioned you knew very little about China, before you went. Give us an idea of what you knew about Japan at this time. J. J. HARRINGTON: As far as Japan is concerned, I knew very, very little about Japan. And they, and what I might pick up in reading in the �paper or listening on the news, I didn't have any feel for Japan. At the, and the information that I had and the feeling that I had about the qualities of the Japanese military, that they were pretty strict shod type of operation, by golly, I mean that, and they didn't really have anything for us to be worrying about. And basically that was the understanding that I had that they had quite a number of personnel on their arms, I mean, but the quality of the material and the quality of the soldiers was just way low and it was not really something to be worried about that we should be worrying about Germany and Italy and that sort of stuff. But Japan, nobody ever indicated that all up until just before we went to China that Japan was anything to worry about at all. FRANK BORING: Once you made the decision and you were already discharged, before you actually went to San Francisco, what did you tell friends and family about what you were going to be doing? J. J. HARRINGTON: I basically, as far as my friends and my family that the, see I was out on the west coast, my home was in Dothan, I did not have time to come back to Dothan on leave, I mean to see my family. I had a brother that was in the Navy. He was down in San Diego, so I just went on down there for about a week and spent about a week with him. But my approach to my family and my friends were that I was going to be discharged, just about like Captain Aldworth explained to us. We would be discharged from the service for a convenience to the government, we would be going to China, we would be maintaining P-40 aircraft up and down that Burma Road, someplace but I did not know where and I say other than that, I really don't a heck of a lot. But I did go down and spent a week with my brother and he'd been in the Navy for quite some time and he was also in the Asiatic Pacific Fleet for quite a number of years and he was also in the Asiatic Pacific Fleet when the [?] was sank in the Yangtze River and they �would all been shells over the flag ship over the Pacific Fleet and the Bell Ship Augustus, that was the Flag Ship for the Pacific Fleet at the time. And he spent a lot of time in China and that Far East. And of course his briefing to me was that the only thing he'd run into in Hong Kong, Shanghai, Singapore, and those places and they were real colorful. And of course, after I came back from China, me and my bud had quite a setback - there's a difference in living in the coastal areas of China and Burma, than the streets so much, other than living off the land in the interior China. FRANK BORING: If you could, describe your arrival in San Francisco. Who did you meet and what was your impression of the other men you were gathering together with? J. J. HARRINGTON: When I had got discharged and they gave us a date to report, when I got discharged from Hamilton Air Force Base, and then gave a date to report to San Francisco, and I forget the name of the hotel that we were supposed to report to, but Bill Paull, his brother Gene, was taking care of the administrative matters, I mean there's hope there when we reported in. So we stayed there and of course, the, we didn't have a large group coming over on this large ship. When we left we had about 25 people. And most of the people down there, I mean were native people. But they were basically the same opinion of everybody else. I mean basically they were going to China for just about the same reason as far as I was concerned, but they were just a delightful bunch of people, weather it was Navy, Army Air Corps, or Marines at the, we stayed down at, finished our process at San Francisco, and when they got ready to leave while they boarded on to this bus and carried us down to the dock and then we lowered the boat the Bloemfontein, this Dutch passenger-combination ship and set sail for China. �FRANK BORING: Did Pawley or any of the people from CAMCO give you the impression that this was to be, you were to maintain secrecy, and also you were issued passports at time, can you comment on the occupation that you were listed as? J. J. HARRINGTON: At the time we were processed to go to China with the, they asked us to in fact they told us, really, to list on our passport any occupation other than something related to the United States military or government or other Chinese military or government. And don't mention anything like that. So I went over to China on my passport as a student. And went over students and boil makers, anything else. And I recall at, the reporters knew that something was up but they didn't know what, and we weren't going to tell them, I mean we didn't say nothing about why we were going, and we just kept that to ourselves, which they told us to do. And I know that when we got to Singapore, we had to stay there for a while, in order to get a different ship in order to go up the river to Rangoon. And about half of us stayed at the Raffles Hotel downtown and the rest of stayed out at the Seaview on the coast and reporters were as thick as flies around there, they wanted to know what we were going over there for. And they asked me, I told them I was going over there to study, and as a student, and of course, I was fairly young then, they didn't question my student status too much, but the and McGarry, he went over there as an artist. And we were at the Raffles Hotel, and there were a bunch of reporters around there, they kept needling and asking us questions, and why we wouldn't tell them nothing, and so McGarry told them he was an artist and that was the same time I told them that I was a student and then didn't talk to them no more. And they made some comment about McGarry being an artist and, Mac was an artist and he always carried his pencil and paper along with him to make sketches and so the reporters, there was a whole group of them, they were talking to other people around and when the loud mouth in the bunch of the [?] , he was being a �little critical of our answers and so, when we broke up and got out of the way, while then Mike had to sketch the likeness of him and then handed it to him on the way out and the guy took a double look at it, I mean, that the, by then why they, the press knew that there was something up, but they didn't know what. And… FRANK BORING: If you could describe what the boat trip was like and any kind of incidence that may have happened, any relationships you developed with any other AVG's, or the other passengers. J. J. HARRINGTON: When we left San Francisco on the Bloemfontein, it left late one afternoon and it was a passenger combination and the… and they fed like kings but you had to dress for dinner on that ship and of course, re didn't really understand why you got to dress up but you followed the customs like everybody else. So we left out of San Francisco and went to Honolulu and stayed there for 4 or 5 days. And they got word of some German submarines off right between Hawaii and the Philippines and so we headed out of Hawaii and headed south to Australia, we went in and stopped over at [?] Australia... FRANK BORING: If you could describe any events or anything you can recall about the stops that you made in Honolulu, Australia, Batavia, or Java, any of those. J. J. HARRINGTON: Well, the trip to San Francisco to, on the way to China, we stopped in Honolulu and of course, for all of us just about except for the Navy, we'd never been outside of the United States period. And so it was just real interesting, I mean the stop to Honolulu and then when we left Honolulu and headed down to Australia, we didn't really hit Australia to start with, but the first mate on this Bloemfontein, he was quite a character anyway, and apparently he wanted to go to Australia anyway, and he said if you all leave the shower faucets running, I mean run the water down a little low, we'd �probably detour by Australia I mean on the way over there. And of course we did, we went up the channel to Brisbane and all of it was real interesting and the food on board this ship was just out of this world. I mean they just, well I can't describe all of it, but it was just first class. And then after that, we left Australia, well we stayed around there, a couple of 2 or 3 days, I forget exactly, but it was all just real interesting and then we left and went to I guess the Dutch East Indies the next stop. And that was the home port for the Dutch then because the Germans had taken over their land I guess, their country. And they had to give us a big party after we got to Batavia. And we were able to get a car and ride around and see all that plush, beautiful scenery that have there and the Governor's mansion and stuff like that. And then we went in to the Philippines and stayed for 2 or 3 days and then from there to Singapore but then on the way to Singapore, while the American Council at Singapore met the ship and we were going to have to get off the Bloemfontein, and he had made arrangements for the military, the British Military to pick us up in trucks and take us out to one of their camps which I did. We didn't go to a hotel directly from the ship, we went out to this Army base, and their accommodations wasn't too good. We slept on a rope cot and they had these Indians, people that waited on you, they were around and wake you up at about daylight, I mean with a glass of orange juice or something, that the, but the next day while they had arrangements for us to go down to the two hotels, Raffles that was downtown, and I stayed out at Seaview which was out on the coast and that was real enjoyable. They had a lot of interesting things to look at but then they had to get transportation for us to get up to Rangoon and they finally booked passage on one of those little coastal Steamers and it was one of those little coastal Steamers that was all pigs and poke that were stacked like card wood. I mean on the ship, and the Captain on this little coastal Steamer, he didn't know what American's eat, other than steak and eggs. I mean so we had plenty of steak and �eggs, but we had a lot of rats on that ship too. I mean, so it was quite a crummy little ship except for the food. The food was first class. Then we headed on in to Rangoon and of course, there was a lot of people there to meet us, Gen. Chennault and a lot of other people. So we all floated from this little coastal steamer and got on a train there. FRANK BORING: Let's go into a little more detail about your arrival there. There was a brass band, I understand? J. J. HARRINGTON: When we got to Rangoon. FRANK BORING: Could you describe your arrival at Toungoo Train Station? J. J. HARRINGTON: Well, we covered the trip from Singapore in this coastal steamer into Rangoon, we off loaded from this coastal steamer on the dock then we were transported to the train station where we boarded the train there in Rangoon, which was getting late in the afternoon then and then so then we, there was 25 of us that was on board the ship from San Francisco when we headed on the train in up to the destination of Toungoo. And it was after dark shortly after we left Rangoon. And then, it was just a little old small narrow gage train that made a lot of noise, so you got to feel of riding in a train. I mean it was something different. See we were 2 months getting from San Francisco to Rangoon. I mean that was quite a little cruise I guess we took across the Pacific. But as we went on up on this train towards Toungoo, before we arrived at the station at Toungoo, the train had slowed down, in fact it had stopped, we were thrown in the back of the train and we'd heard all of this noise up front and it was a noise too. But when you got up a little closer we found out that it was some of our friends that had gone over on the Jaegersfontein ahead of us. And they had gone down to a theater where they normally had little bands and talked to some people coming over to the train station with the bands �and then our friends that they had followed, I mean, why they took over the instruments and of course, they couldn't play nothing I mean, but they could make a lot of noise, and that was the ones that were playing all this music, I mean supposedly music, I mean for our welcome into Toungoo. And of course, we appreciated them going through the effort I mean, come out to see us come in. Then from the rail station from there we were transported down to our barracks there which was , they had built these barracks in the jungle area, cleared out a little area and then they built us barracks and it had thatch roof, it was about I guess a foot thick, this thatch that they had on it. And they had a trail that go down to the quarters where we lived, and was just a nut and bolt type thing, with bunks lined up along each wall and then you had to have mosquito nets to go ahead and make sure to keep out all of the bugs and mosquitos and everything else. I mean because it was real humid climate there in Burma anyway. So that's how we finally got in to Toungoo and Burma. And you go from there to our work. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-88_Harrington_JJ_1991-06-10_v03 Creator An entity primarily responsible for making the resource Harrington, Jasper J. Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-10 Title A name given to the resource J. J. Harrington interview (video and transcript, 3 of 14), 1991 Description An account of the resource Interview of J. J. Harrington by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Harrington served in the AVG as Line Chief in the 1st Squadron "Adam and Eve." After experiencing some confusion with his recruitment for AVG and discharge from the U.S. Army Air Forces, he traveled to Rangoon, Burma where he was met by Col. Chennault. He was stationed in Rangoon and Toungoo, Burma and Kunming, China. In this tape, Harrington discusses his knowledge of Japan before joining the AVG and his experience gathering in San Francisco with the other recruits before boarding the Bloemfontein heading to Rangoon. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/bb0ece5198aad4b540b72a59b52330e9.mp4 43ca87ef96d76678dfa7edc6fee574d7 https://digitalcollections.library.gvsu.edu/files/original/92071c448ed2df1c390d52e73134b0a8.pdf b6a88fb02a75d82c5c20b2a2bf930451 PDF Text Text Grand Valley State University Special Collections & University Archives RHC-88 Fei Hu Films Flying Tigers Interviews Interviewer: Frank Boring Interviewee: Jasper “J. J.” Harrington Date of Interview: 06-10-1991 Transcriber: Frank Boring [TAPE 4] J. J. HARRINGTON: After we came from the train station back to our barracks area, we were assigned to our barracks and went in to pick out a bed, really because there was plenty of room for everybody. But the beds consist of a bunk, a fairly large bunk with a mosquito net and you had to have a mosquito net to keep it over your bunk at all times, I mean the bugs that they had down there. We did have electricity at each of the buildings that were scattered out in the jungles there but the, we did not have running water and we didn't have an outdoor privy I mean, so it really wasn't too bad, I mean at night when you went out there we had to be careful of a, to take a flashlight to see if you weren't going to step on any of the, and there were quite a number of people that, in fact I recall one guy, Jesse Crookshanks, he went out to the outside privy, and there was a snake crawl up around him and so he just decided he could just head for the woods, but in the monsoon season there when the water got over, now all the centipedes, snakes, everything else, were looking for high ground, and high ground was their thatch hut that we were staying in, and it'd been about a foot thick thatch, it just made a good den for snakes and rats, and some of the boys would take a 45 and shoot at these rats, I mean running across the rafters I mean up there, of course, it didn't have any ceiling, loft in it, there was just old ceiling and it'd run in to the thatch. But I actually, I didn't personally did not find too much wrong with �our accommodations, I mean because I'd been on maneuvers, I'd been in tents, I'd been in bad weather I mean while I was still on active duty and I'd run in to a lot worse accommodations than I had while I was there at Toungoo so even though there was a lot of people really complaining about it, I would have preferred more, but that was all they had, and it was just a matter of making good with it. And I've stayed in worse places as far as I was concerned. So anyway we got exposed to dining facilities the next morning after and to meet some of the rest of the people and of course, the dining facilities was a bit open dining room area I mean, it had Burmese cooks that were fixing up our meals and it was not well prepared food, really, because we didn't really know what we were going to have for breakfast, I mean when we got up there at noon, or at night either. And they used water buffalo a lot over there, but since the water buffalo is a work animal while they didn't kill young buffalo they'd wait until they got too old for any productive labor I mean and so then they'd kill and use them but, we survived on that. Sometimes we'd have water buffalo for breakfast or any other time. as far as that goes, and as far as our working conditions at Toungoo, it was quite a ways from where we lived back to where the strip was and we had one Tiger that we could put an airplane in there, I mean and stay out of the other ones, and other than that we did most of our work on the outside and the climate there was hot and humid. And it just well, everybody pretty much wore the standard uniform, I mean it was a pair of shorts and a P-F helmet and some shoes I mean that the, and after we did just started to work there, it was just working outside. Well, we'd work outside on P-40's, before but it was a matter of doing most of your work outside and maintaining these P-40's, can I go back to where they got the P-40's off the boat? Anyway, the P-40's came in to Rangoon prior to us this group getting there. They had 2 ships that was scheduled to go into Rangoon, Burma, and one of them with 100 P-40's on it P-40B's which was the most obsolete P-40 in the �inventory that was, but that was the only P-40 that Gen. Chennault could get and they were scheduled really - British and North Africa, I mean that they were diverted to give to us. They had 2 ships - one with a hundred P-40's on it and one ship was spare parts. And the ship with spare parts on it got sunk before it got to Rangoon. And we wound up with 100 P40's on board the ship and on off-loading these P-40's off the ship at Rangoon, one of them got dropped in the drank and so we managed to get 99 P-40's and get them assembled in Rangoon and we started off with at Toungoo They covered some of the maintenance problems that we had with the intake that we experienced in the States so the P-40, well we did take those intakes out and took the restriction out of the intake system . And the biggest problem really that we had of maintaining those P-40's was spare parts. Now if we would have had spare parts, we would have made out a heck of a lot better. The tires were a big problem and these pilots just learning how to fly the P-40 that never had seen one until they got to Toungoo and as hot as it was, while these tires didn't hold up very good at all. The spark plugs that we had they were, they didn't hold up too well cause they either [?] them and they'd get fouled up with carbon at the and they were the type spark plugs that you could disassemble and that was a good thing for us because we could when they got clogged up we could disassemble the spark plug and clean it and re-gap the points and then use them. So what we did was we'd get hold of a couple of successful spark plugs per airplane and then when the spark plug got fouled up why we could just replace the whole thing and then at our leisure redo this other bunch that we had taken out. We also had problems with the electrical system, not the electrical system for the spark plug so that's handled by Uninedus [?]. I'm talking about the electrical system that's handled by your generator for the rest of the system in the airplane. And we had the distributor for that and of course it had points on that. Well, we'd have to take that apart and redo the points occasionally �and it just, well just like the brushes on the generators, we had to redo those brushes on the generators, it was a little difficult I guess, actually we tried to get this brush fitted and so that you could go ahead and get it seeded on the armature of the generator. and then of course, with the distributor valve that we had problems with, but anyway, the all in all, it was not no real difficult problem to work on P-40's because I'd work on it for a year or longer at the, but the main thing is if you can't get spare parts I guess you're stymied. Well, one thing that did happen with these new pilots getting checked out on P40's, they cracked up a heck of a lot of P-40's. And we salvaged a lot of parts from these P-40's. And that was our livelihood as far as our parts were concerned. and I remember one instance was while I was working on the, I'd taken a generator or something off the engine and the pilots spent a lot of time down on the line with us, which I was grateful for because it was taking an interest in what we were doing. And I was sitting down on the ground, working this generator, I believe it was, and this pilot come down, so he was sitting up on the tire underneath the wing of the airplane in the shade, and I forget what pilot it was but anyway, we were talking and I was telling him about what I was doing, and he was real interested in doing it, so when he said something about the tires, he said these tires are just no good for nothing and so I was fussing at him a little bit about the tires would be good if you people would just lay off the brakes when you're coming in to land by gosh, and not tear then up by I guess coming in, and we just sat there jawing back and forth a little bit and I kept working and I heard the darndest explosion by gosh, and this pilot was sitting on that darn tire and it exploded with him sitting on it and of course, it just exploded to the side and he just jumped up and hit his head on the wing underneath it, but needless to say, I mean he was not convince of my evaluation of nothing any more, but we did get some tires at one time from Singapore that came in over there and that kept us out of a heck of a lot but in that high temperature and �humidity and then on the type strip that we had I mean to operate off of, well it just tore up those tires I mean real, real fast. It sure did. FRANK BORING: The conversation you had with Col. Chennault talking about the P-40's, his opinion of the P-40, do you recall that? It was in your interview you said that Chennault had talked about it being what kind of airplane it was, if he thought it would, do you recall any of the conversation? J. J. HARRINGTON: No I don't recall Chennault talking about the P-40. Other than just maintenance. FRANK BORING: OK. Towards the end of the training period, I wonder if you could relate about a particular landing that Tex Hill made? J. J. HARRINGTON: During our training at Toungoo and at approximately the end of the training and it was just about the time that the in fact, there was a time that the Japanese hit Pearl Harbor, we only had one small strip, that short strip at Toungoo and it was at night and Chennault wanted to get a couple of airplanes airborne to try to keep any Japanese in and what else away from that strip, if they decided to make a strike on it. So Tex Hill and someone else decided they were going to go ahead and take off but they took some cars off so that that they could have some light shining on the strip as they went down and plus they had a, I think they had a couple of cars parked with red lights, the back of them up so that they could have some sense of when they were getting in to the danger zone. Well they took off and flew around and we heard these airplanes before they ever took off and we listened to them. So we didn't know what in the devil, any friendly airplane would be flying around at night , I mean of course, it was right close to the mountains over there, between Burma and Thailand and so anyway they took off and flew around for a while and they decided that we didn't hear any more noise, I �mean, and they started to come in to land and I can't think of this pilot that came in and landed ahead of Tex, but anyway he landed and made it a good landing and went down to the end of the strip and he turned around, if he'd have stayed down there things would have been fine, but he turned around and had his landing lights on and Tex come in for a landing, well he got blinded from the light from the landing lights from this other P-40 and he went down a little bit too far down this strip, before he sat down and then he got down to a danger zone as far as running head on to some small trees and brush so he just kicked the ground and ground looped the airplane and then just skidded right off the end of the run way and right through some small brush, there was no large trees, they were just small brush and he cleared quite a swath through those trees and I was down at the time, probably earlier than anyone else I guess, and went running on out to the airplane in case he might have been hurt, trying to help him out of the airplane, it didn't catch on fire, so anyway Tex come dragging on out of the airplane, he said JJ I'd been trying to get these bushes cleared out at the end of the runway and he said, darn I just had to it by myself, I guess, he wasn't getting no help or cooperation out of nobody, but we were just all grateful that he didn't get hurt. I mean, and it was small trees, bushes, they were not trees, I mean if it had been trees, it had been a different situation but fortunately he got out without a scratch. FRANK BORING: Tell us if you will the difference between the military as you had been use to and the way the AVG did things. J. J. HARRINGTON: Well, when I was in the military and of course, you had the military doctrine and a chain of command and the difference and they listed an officer of personnel, usually quite a ride of breech there and the Flying Tigers - we didn't have any rank per se, we had squadron leaders that would be normally the squadron commander. And since Sandell was out squadron �leader in the first squadron after he got killed would involve me over there, we called him squadron leaders, and the pilots while they had flight leaders and they had wing men. So they were identified as such. The only rank they had was either flight leader or as a wing man. But as far as the separation from enlisted an officer of personnel, you didn't really have anything like that, and of course, the way I conduct myself, and the way the majority of people conduct myself, they use, they had the utmost respect in the world for the pilots, I never seen a more dedicated bunch of pilots in my life and I never seen any more respect that was shown to them, I mean I don't care what kind of outfit it would have been in. And even though we didn't have any rank, and just like in the first squadron, Bob Neale he was our squadron leader and as line chief, I had a big responsibility of about [?] airplane, but then by the same token we all had to work together because we did not have the luxury of having one man per airplane, I mean the entire time that we were over there. And back in the States, we had [?] specialists, hydraulic specialists, instrument specialists, and all kinds of specialists out there and when you'd run into problems why you'd, electrical problem, you'd call an electrical specialist to come out and do it. Over there we didn't have a specialist. So if anything came up why then we did it. And so, we did have propeller specialists. But most of us stayed at Kunming after we moved up there, but we never had propeller specialists out in the field with us. But that was not too difficult, we had enough electrical training and hydraulic training and that sort of stuff that we could it by ourselves. And the only thing about it is that we were penalized of not having additional people to do the job. FRANK BORING: Also, the saluting, the uniforms, and then get into the, once again the respect, I know you've covered that already, if you could the fact that you didn't have the uniform you didn't have the saluting, you didn't have the marching and all that kind of stuff that you did in the military? �J. J. HARRINGTON: One thing that I hadn't covered as far as the relationship, I mean of the people and the assignment of the positions, and that, from the officer, we knew back in the military to the flight leaders and squadron leaders that we had in the Flying Tigers and also the enlisted personnel we just broken down and I was the line chief in the First Squadron, we had crew chiefs, that was out designation, and I was not a supervisor as a line chief, we couldn't afford supervisors, we all had a tool box and we all worked, the only thing that if something went wrong, JJ says where are you at, I mean they want to offload on me, say they were all good people and we all worked together to do it. And as far as the officers, they might have been a few that would have preferred to say Mr. in that area, but we didn't see any need for it. And the only thing about it, we never met the officers, we didn't solute, and of course, when we met Gen. Chennault, this was before he made Gen. but we always called him Col., but we never saluted him, we treated him with courtesy I mean just like we did the rest of the ex-officers we had in our squadron. but we did not have any military requirements, as far as the conduct, I mean a former enlisted personnel, a former officer, we had the officers, ex-officers assign to specific duty, the squadron leaders, flying leaders and wing man, and as far as the personnel concerned, either line chief or crew chief and we only had four line chiefs for the whole outfit, there, so three at the east squadron and one at the American headquarters. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-88_Harrington_JJ_1991-06-10_v04 Creator An entity primarily responsible for making the resource Harrington, Jasper J. Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-10 Title A name given to the resource J. J. Harrington interview (video and transcript, 4 of 14), 1991 Description An account of the resource Interview of J. J. Harrington by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Harrington served in the AVG as Line Chief in the 1st Squadron "Adam and Eve." After experiencing some confusion with his recruitment for AVG and discharge from the U.S. Army Air Forces, he traveled to Rangoon, Burma where he was met by Col. Chennault. He was stationed in Rangoon and Toungoo, Burma and Kunming, China. In this tape, Harrington describes his arrival at his barracks in Toungoo, his impression of the accommodations, and working with the P-40 fighter planes. He also goes into detail on the differences between working with the AVG and his previous experience in the military. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/063e953259f0031d163a04699e269ad3.mp4 ba79f0173d6c39d37f343711facc017c https://digitalcollections.library.gvsu.edu/files/original/7fdd92a92073c6e910883a355234c660.pdf 933b24c014b8540f29a90db8ae2adf7e PDF Text Text Grand Valley State University Special Collections & University Archives RHC-88 Fei Hu Films Flying Tigers Interviews Interviewer: Frank Boring Interviewee: Jasper “J. J.” Harrington Date of Interview: 06-10-1991 Transcriber: Frank Boring [TAPE 5] FRANK BORING: When did you first hear about Pearl Harbor and what was your reaction and the reaction to the men around you? J. J. HARRINGTON: When I first heard about Pearl Harbor we were in our barracks and it was after dark and we all immediately got up and got dressed and took our weapons what we had and headed for the flight line where the airplanes were. In fact standard equipment over there was a 45 and I also carried a shotgun over there that was our weapons that we had at the time. So we all gathered at the flight line and Chennault was at the flight line and the rest of the personnel. That was when he made, we heard these airplanes and in fact I heard them too I mean before they ever Tex Hill I forget the pilot they ever took off. But they never did come near our strip, but the way I heard about Pearl Harbor being attack. First I knew about it was the sirens going off that they had on the airport there. So they went up to the field everybody did and they so that's when we found out really happen. FRANK BORING: What was your reaction and what was the reaction of the people around you? J. J. HARRINGTON: Well, I didn't personally have any. It was not a big surprise to me because I think that everybody knew that something was coming. I mean from the Japanese, but we didn't know what �and didn't know where. I wouldn't have believed really that they would have attack Pearl Harbor and I've said before that even I as a peon knew that we were going to be at war with Japan and Germany. I still can't believe that they could have put all there ships in the harbor there. And my brother was at Pearl Harbor in an oil tanker sitting out there at the mouth of the bay. They were shutting in oil he got out of the Asiatic Pacific fleet they was hauling oil and aviation gas had a belly fully of oil and aviation gas drums on top shuttling them back and forth South Pacific. Of course he knew what Japanese airplanes were and then talking to him when I got back was one of the boys said that gee, look at all the airplanes I guess they have a maneuver. Stuck his head out the radio shack which is always on top of the ship anyway and said his heart just went down in his shoes. He knew what kind of airplanes they were because he'd seen them for about 10 years. But basically I didn't hear anybody voice a lot of surprise because I think everybody knew that something was coming or we wouldn't have been over there in the first place. I mean with our group I mean as far that goes. FRANK BORING: Right after that then your group was sent up Kunming. I wonder if you could describe your trip to Kunming. J. J. HARRINGTON: Well, as soon as this happened well then soon as the raid on Pearl Harbor happened we were all at Toungoo that night. Well, then we were surprised that Japanese they'd made some sorties over the area where we training, I mean, prior to Pearl Harbor strike And why they didn't make a hit on Toungoo I don't think anybody knows why they didn't , but they could have wiped us out. I mean for we ever got off the launching pad. But they didn't. But then we got ready transfer some units to China to Kunming. So they decided that they would send the 1st Squadron and 3rd Squadron to 2nd Squadron to Kunming so Bill McDonald he was the head of the Chinese National Air Ways over there. So Bill come down in a C47 a �DC3 picked up the ground crew about midnight that one night and we went on into Kunming. Next day or the day after that then the airplanes came and followed us on up there. FRANK BORING: Was that standard procedure for the ground crew to go in first and then the pilots come in afterwards. J. J. HARRINGTON: Yes, on the procedure that we used every time we moved from one location to another the ground crew went in first and normally at night. Because we had to find some place to put the P-40's I mean when they came in to be in some semblance of a safe location. Plus we had to get the refueling vehicles, I mean some way to refuel the airplanes. And that had to be done just as soon as the airplanes got on the ground in case there was an alert or something so they could get on off. FRANK BORING: What was your… when you got to Kunming the next day did you have a chance to witness either the bombing of Kunming or the aftermath? J. J. HARRINGTON: Yes, after we got into Kunming at night we were assigned to place a bit down in what they call the second hostel not too far from the airport. And the next morning we got out and was looking around getting the refueling capability fixed up find out where we could park our airplanes and then had this airway siren go off. So we were at the airport and looked up and saw these 10 bombers they were coming in just leisurely flight it looked like and they were not headed to the airport they were not headed to any military target they didn't have any military targets other than the airport. All they were headed for was the city of Kunming and so they lazily went down and dropped the bombs and made a gentle turn and headed on out. And that was the day after we had arrived in Kunming. Then it was we did get the full impact of what the Japanese had been doing to the cities of China and the �Chinese people. I mean for quite a number of years. It was horrible. FRANK BORING: Did you get a chance to go into the city at all? J. J. HARRINGTON: Yes, I did. Getting back to this bombing raid the day after we was there we were out at the airport so we stayed out at the airport until they dropped their bombs and then we decided to walk down a railroad track down to the towards the city I mean just to see how much damage they did. We didn't get right to where the bombs hit because of the magnitude of the people I mean in the crowd that they had down there. But all they did was just drop it in the thickly settled area I mean and just killed a lot of people. And that is when it was brought home to me for real, what they had been talking about. The atrocities, I mean of the Japanese, I mean not only Chinese. FRANK BORING: On December the 20th the Japanese brought over these 10 bombers just like they had always. And the AVG this time got up into the air. Can you describe for us that day? J. J. HARRINGTON: The day I was discussing the bombing raid on the 19th of December the day after we arrived in Kunming. That afternoon on the evening of the 19th the P-40's came up from Toungoo. First and 2nd Squadron's. The next morning why we had this air raid alert that went off. The chain ball alert that they have. They put up one ball it’s an alert and they put up another ball by gosh and I mean you expect by gosh you might get some action. It might be headed your way and they probably are and when they put up the third ball why bombing is imminent. I mean so you best better hunt a hole. But anyway, they put up this alert and of course all the pilots got in airplanes and all of them took off. Most squadrons by gosh, and it was the only time we were in China that the Flying Tigers had air superiority over the Japanese. And that time we did. They found this, according to the pilots, they �found this formation of airplanes between two cloud layers so they went in an attack them. Out of the 10 why they shot down 9 of them. I understand that one of them did manage to struggle back into Hanoi, [?] wherever they came from. But that was the last of that bombing raid and that was the same airplanes that had bombed the city of Kunming the day before. FRANK BORING: What was your perspective from your point of view? Don't worry about what happened in the sky so much, but you were on the field what happened when they took off and what happened when they came back? J. J. HARRINGTON: Well, at the time we had air alert and the aircraft P-40's both squadrons. We found a place where we could get in a hole and not get away from the airport but get some place where we would be safe from a bombing raid or safe as possible try to. And wait and see what happened to the P-40's. Well, it was not too long, really, before the P-40's start coming back in. They were a few bullet holes in the P-40's and I recall that Sandell our squadron leader, had one hole that was large hole in his horizontal stabilizer. Right in the tip of it. But it was not enough to ground the airplane. Chennault came out there, the Chinese filled the airport I mean that they were hollering Hooray and what not. But you had to get the Chinese out of the way for Christ sake because we had to operate our airplanes around there. Well, then Chennault came out and everybody was real eager I mean they did met the Japanese by gosh in the first encounter, I mean was good and well so anyway Chennault he talked to Sandell and the other pilots a little bit and he said well, let's get the dang blame airplanes refueled by gosh and get ready to go again and get you people off the airport here I mean it might be some other airplanes that decide to head in here. Of course he was delighted, I mean by what they did. But then by the same token he was also cautious by gosh. Well, don't get over �extended here by gosh with the celebrating I mean because there is more to come, by gosh. Whether it be today or another day. But there was a lot of excitement throughout town and all over as a result of it sure was and also the Flying Tigers. FRANK BORING: Give us an idea of the excitement of the crew chiefs and the pilots together. J. J. HARRINGTON: Well, they actually as far as accomplishment of the pilots I mean in the raids that had and actually their efforts and their success against the Japanese. As far the ground personnel I mean we felt as part of that I mean we didn't feel like well, we've done our part now let the pilot go ahead and do his. I mean all felt my gosh that we were a part of the every combat raid that they had I mean that because we at least done work I mean we sometime worked all night long to get this airplane ready to take off I think and I know that the majority of the pilots felt the same way. I mean one thing I used to talk to the pilots and kid them about a lot. They rag up quite a bit they was a good natured type individual's and so it might come back with a crack we know you are a bunch of outstanding pilots by gosh, and dedicated bunch of pilots and all that sort of stuff, but you got to get in the air before you are very much use I mean to us. But anyway they were good bunch of people and they were dedicated. I've never seen a more dedicated bunch of pilots, by gosh and ground personnel in my life. I never have. FRANK BORING: Tell us, if you will at this time, what was your evaluation of and what was your opinion if you will of Chennault? J. J. HARRINGTON: Actually from a layman's Speaking of Chennault I mean when we first got over there I mean we called him Colonel I mean we had respect for him. We knew the history of Chennault. I mean we knew of his efforts, by gosh, when he �was an instructor out here at Maxwell. I mean in Air Tactical School and I had seen him Williamson McDonald perform with the Flying Trapeze act. I mean they were doing precision flying with those P-12's way back when. The same thing as the Thunderbirds and the Blue Angels are doing with the high speed jets now, but they were precision flying. It was at its best at the [?]. But anyway, that I knew him from a sort of a distance and I knew what he did. But after we got over his matter of approach and his business-like manner of doing things he knew what he wanted out of this group when they first started. He knew what he wanted out of this group when they first started to organize the outfit. But Chennault is a brilliant individual. He knew what tactics he wanted to use and they had classroom instruction I mean Chennault did with the pilots by gosh. While we was out working on the airplane he was having classroom instruction I mean with the pilots and he develop and the pilots can tell you this a darn sight better than I can but I know what happen too. I mean use a two plane formation which the military had always used a three plane formation. Had ever since I had been a part of it and everybody else too I guess. He figured a three plane well he didn't really need the two would suffice. Anyway, he drilled that in to them thru classroom instruction and practice and practice. So at least after the war was over with and one thing about using Chennault using this two plane formation. Chennault never did get credit for developing this two plane concept of flying. Why I'll never know I mean at some later date some Navy captain and some Air Force colonel got some recognition for coming up with this new concept of flying that all they did was copy what Chennault had already planned and was in operation. FRANK BORING: In Kunming you assume the duties of line chief from Charlie Musgrove. Could you explain the difference in your duties and responsibilities and in your interview you talked you were all Indian's and no chiefs. So somehow get that in there. �J. J. HARRINGTON: Well, when I went over there I was and we started the organization even at Toungoo when we organized our personnel and Willard Musgrove was the line chief when we first organized the first squadron and I was just a crew chief along with the rest of them. We went on up to at the time we went to Kunming and I really I did not get appointed line chief until we were down at Rangoon at the and I was just a crew chief and we was all working together. I thought the world and all of Willard Musgrove and I mean and still do. I mean he didn't go down to Rangoon with us so I don't know why that happened either, but we certainly needed people. Anyway, our first commander Sandell got killed and Bob Neale had taken over as the squadron leader and then I was made line chief and just out of the blue I mean I didn't do any lobbying for it. Bob Neale just told me now you the line chief right out of the blue it just actually I did more work on his airplane. But say we never did enjoy the having one man per airplane we always had to work together to get the airplanes ready to go. So I just kept working I just put emphasis on Bob Neale's airplane. And plus my pay jumped up $50 a month. So I started drawing $400 a month instead of $350 and basically that was the difference there was no difference in my work. We all had to work together to get the job done. I mean we didn't have room for supervisors. Supervisors don't turn out productive work when you start turning nuts and bolts. And we didn't have enough people to warrant a supervisor in the first place so we all just worked together to get the job done. By the help of the good lord we did a fairly good job. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-88_Harrington_JJ_1991-06-10_v05 Creator An entity primarily responsible for making the resource Harrington, Jasper J. Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-10 Title A name given to the resource J. J. Harrington interview (video and transcript, 5 of 14), 1991 Description An account of the resource Interview of J. J. Harrington by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. Harrington served in the AVG as Line Chief in the 1st Squadron "Adam and Eve." After experiencing some confusion with his recruitment for AVG and discharge from the U.S. Army Air Forces, he traveled to Rangoon, Burma where he was met by Col. Chennault. He was stationed in Rangoon and Toungoo, Burma and Kunming, China. In this tape, Harrington describes his experience when receiving the news of Pearl Harbor and their trip to Kunming at the time of the bombing there. Contributor An entity responsible for making contributions to the resource Boring, Frank (interviewer) Christopher, Frank (director) Fei Hu Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, American Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films research and production files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng